The Views

What is The Views, and who is building it?

The Views is a residential development by Ardee Developments on Al Marjan Island, Ras Al Khaimah. The developer describes two towers, with studios, one and two bedroom apartments, three bedroom Sky Collection residences and townhouses. These are developer descriptions, not independently verified specifications. We would match the selected home to its approved floor plan and sale agreement before treating any brochure detail as part of the purchase.

The stated delivery target is Q4 2029, developer-stated handover, developer price list, checked 29 October 2026. That is a planning assumption, not a fixed moving date. Handover dates can move, and buyers should read the contractual completion provisions, permitted extensions and remedies rather than relying on the advertised quarter.

The advertised facilities include a fitness centre, residents’ garden, wellness area, resort-style and family pools, restaurant and bar, events space, retail, concierge, valet and EV charging. We would ask which facilities are included in the residential service charge, which are separately operated and whether all will be available when homes are handed over. Their operating costs matter as much as their presence on a brochure.

The project is worth examining for a future island home or a longer-term rental holding. It is less straightforward for someone who needs accommodation immediately or depends on rental income starting on a precise date. We have no verified project-specific rental forecast, service-charge budget or completed delivery record for Ardee in this intake.

What does registered data actually say about Al Marjan Island?

There is no open transaction registry for Ras Al Khaimah. The Municipality publishes half-year totals, so we cannot present a publicly searchable, registered Al Marjan Island price median. That distinction matters: emirate-wide registrations, consultancy estimates and advertised prices answer different questions.

Registered activity totalled AED 2.89 billion, RAK Municipality Lands and Properties Sector, H1 2026. Within that total, sales accounted for AED 1.353bn across 1,274 deals, RAK Municipality Lands and Properties Sector, H1 2026. The broader total also includes mortgages and waivers; it is not all money spent buying homes, and it does not establish the value of a particular apartment at The Views.

The island’s asking median was AED 2,353 per sq ft across 169 listings, Sofia Sands RAK Waterfront Pulse, 26 Oct 2026. These are advertised listings, not registered sale prices. They may differ in age, completion status, views, furnishing and payment terms. We use them to frame a search, not to label a developer’s price as below market.

Apartment prices rose 6.5% year on year, Cavendish Maxwell, H1 2026. Supply also warrants attention: about 13,800 homes were projected by end-2028, Cavendish Maxwell, H1 2026. Delivery can change, but competing stock could affect leasing and resale choices before this project completes. Area growth alone is not evidence of a future return on your unit.

How does the payment plan work at AED 888,000?

The advertised plan is 50/50, developer payment schedule, developer price list, checked 29 October 2026. At AED 888,000, developer starting price, developer price list, checked 29 October 2026, that means AED 444,000 during construction and AED 444,000 on handover, developer payment milestones, developer price list, checked 29 October 2026. It does not mean that the construction portion is payable in equal monthly instalments.

The developer reference also mentions a 10% booking requirement, developer description, developer price list, checked 29 October 2026. Our worked example makes that AED 88,800. If this booking payment forms part of the construction allocation, the remaining construction payments total AED 355,200. That treatment needs written confirmation: the supplied material does not reconcile the booking amount with a dated instalment schedule.

We would request the reservation form and complete payment schedule together. Check whether payments follow calendar dates or certified progress, when each demand becomes due, what happens after a delayed payment and whether a reservation payment is refundable. Do not assume a headline plan explains these obligations.

The handover balance needs its own funding strategy. A future mortgage is subject to lender approval, valuation and the property’s eligibility at that time. We would not reserve on the assumption that finance will cover the balance. The example excludes registration charges, administration costs and other purchase expenses; obtain a written RAK-specific cost sheet and confirm applicable charges with the developer and Municipality.

Unit mix, sizes and starting prices

The following sizes and entry prices are developer figures, developer price list, checked 29 October 2026. They describe advertised categories, not confirmed available units. Ask for a dated inventory sheet showing the exact home, floor, orientation, area breakdown and total price.

We would not calculate a precise entry price per square foot from this table. The intake does not identify which size corresponds to the cheapest available home. Pairing the lowest price with a convenient area would imply a unit-level quotation that we do not have.

For studios, examine storage, kitchen layout, furniture clearance and balcony allocation. For larger homes, check usable bedroom dimensions, bathroom arrangements and whether the living space suits everyday occupation rather than just occasional stays. Confirm whether advertised area includes balconies and how the area will appear in the contract.

The Sky Collection and townhouse categories need further documentation before meaningful comparison. Their layouts, sizes and prices are not supplied. For every category, request the finishing schedule, parking allocation, view description and any restrictions on furnishing or short stays. A category name is not a substitute for a specification.

Who does it suit, and what should you check before reserving?

We would shortlist The Views for buyers who want an island address, can wait through construction and have a credible route to funding the handover balance. We would be more cautious if the purchase depends on a quick resale, uninterrupted rental demand or borrowing that has not been assessed.

1. Verify registration and payment protection. Obtain the project registration reference and confirm it with RAK Municipality. Ask for the authorised payment account, beneficiary and documentary evidence of the applicable escrow or buyer-protection arrangements. Do not transfer funds merely because bank details appear in a sales message.
2. Use the correct jurisdiction. Dubai’s RERA and Dubai REST checks are for Dubai projects. For this RAK development, registration numbers and relevant approvals must be checked with RAK Municipality. A broker’s Dubai registration does not validate a RAK project.
3. Examine the developer’s record. Request evidence of completed developments, delivery performance and aftercare. Confirm the legal seller, land rights, approvals and appointed construction parties. We do not have independently verified delivery-history documents in the supplied intake.
4. Read the contract and running-cost assumptions. Review cancellation, delayed completion, area changes, resale permissions and snagging provisions. Ask for the service-charge estimate and its assumptions before modelling rental income.

Buyers deal directly with Sofia Sands Realty: direct, no agency fee on our own instructions. That does not remove developer or government charges. Our approach is to resolve the document gaps before payment, not after a reservation has limited your options.

Highlights

• The Views offers apartments and townhouses, but detailed sizes and prices are only supplied for studios, one bedroom and two bedroom apartments.
• The construction and handover allocations are clear; booking treatment and individual instalment dates still need written confirmation.
• RAK’s published registrations do not establish an Al Marjan Island transaction-price median.
• Verify the project, authorised payment account, contract and developer record with the relevant RAK authorities before paying.

Layouts and prices

Payment plan

1. 1
   During Construction50% of total price (AED 444,000)
2. 2
   On Handover50% of total price (AED 444,000)

Developer payment plans are set per launch; we confirm the current schedule and any post-handover option in writing before you reserve.

Amenities

• Fitness Center
• Residents’ Garden
• Wellness Area
• Resort-Style Pool
• Family Pool
• Fine Dining Restaurant & Bar
• Events Room & Social Space
• Retail
• Concierge & Valet Service
• EV Charging Points
• View All Amenities

Sources, dated

• developer price list, checked 2026-10-29
• RAK Municipality Lands and Properties Sector, H1 2026
• Cavendish Maxwell, H1 2026
• Sofia Sands RAK Waterfront Pulse, 26 Oct 2026