Floor 9 · Hayat Island · Mina Al Arab Ras Al Khaimah · United Arab Emirates
AED 1,922
per sqft
9,364 sqft
full floor
12 units
beachfront
PHPP
confirmed
Unit Mix
3
Studio
6
1 Bedroom
3
2 Bedroom
Floor 9 · Total 9,364 sqft Avg AED 1,500,000 / unit · All Direct Beachfront
The Opportunity
A full beachfront floor. AED 1,922 per sqft — where comparable beachfront trades at AED 3,400 and above.
This is a private resell — not developer stock. Floor 9, Bay Views, Hayat Island, Mina Al Arab, Ras Al Khaimah. Twelve residences across 9,364 sqft of direct Arabian Sea frontage, available as a single portfolio acquisition at AED 18,000,000.
Construction is substantially complete with handover expected July 2026. RAK Properties is a government-backed, ADX-listed developer with over 25 years of delivery in the UAE. This asset is not publicly listed. You are receiving it directly via notarised Power of Attorney.
Portfolio Price
AED 18,000,000
Full floor · 12 units
Entry Price
AED 1,922 / sqft
Prime market avg AED 2,428 · CBRE Middle East · Feb 2026
Post-Handover Plan
3 years confirmed
AED 8,987,338 now · balance over 3 yrs · RAK Properties official email on file
Coastal Yield Range
6% – 8% gross
RAK waterfront · Bayut / Colliers 2025
The Market Case
RAK recorded +32% apartment price growth in 2025. The primary catalyst opens Spring 2027.
Bayut 2025 · Oliva Research 2026 · Knight Frank 2025
Net yields 1.5–2.5% below gross
RAK Mina Al Arab
6–8%
RAK Al Marjan
6–8%
Palm Jumeirah
4–7%
Bluewaters
5–7%
Dubai Marina
5–6%
Singapore beachfront
3–4%
London prime waterfront
2.5–4%
The Wynn Catalyst
Wynn Al Marjan · USD 5.1B · Spring 2027
Topped out December 2025. Spring 2027 opening confirmed. UAE first casino resort. 15 minutes from Bay Views.
Singapore precedent: Marina Bay Sands opened April 2010. Nearest districts +25–40% in 2 years post opening. (Oliva Research Q1 2026)
RAK land prices tripled since Wynn announced January 2022. USD 86 → USD 207/sqft by late 2023. (iGaming Business December 2025)
Whether further appreciation remains post-opening is the central analytical question for 2026 investors.
Transaction Structure
Portfolio Asking Price
Full floor · 12 units
AED 18,000,000
Original Developer Price
AED 15,021,102
Seller Premium on Resell
AED 2,978,898
Payable to Seller at SPA
49.9% · paid-in position + premium
AED 8,987,338
Post-Handover Payment Plan
3 years · confirmed by RAK Properties
Year 1 post handover
AED 3,004,220
Year 2 post handover
AED 3,004,220
Year 3 post handover
AED 3,004,221
Developer balance total
AED 9,012,661
Registration Fees
12 units × AED 3,000
AED 36,000
Post-handover payment plan confirmed via official RAK Properties email. Documentation available at next stage. Subject to standard developer transfer approval process at handover.
PHPP transferable before July 2026 handover only. Window: 6–8 weeks.
The Seller Position
Portfolio management. Not distress.
The seller acquired this floor at AED 15,021,102. The position has appreciated AED 2,978,898 on the back of RAK's exceptional market performance since 2022.
The seller is exiting a concentrated single-asset real estate position to redeploy into a more liquid structure. Construction is substantially complete. Handover approaches in July 2026. This is the natural exit point.
Sofia Sands Realty holds a notarised Power of Attorney and manages this transaction exclusively. No competing agency. No public listing. No auction dynamic.
Risk Assessment
Moderate · Mitigated
Regional Environment
S&P A/A-1 stable. 70% international buyers. Cyclical not structural risk.
Low for this type
Supply Pipeline
14,000+ units RAK 2026–29. Beachfront floor inventory finite. No comparable at this price.
Standard Class
Liquidity
24–36 month horizon. Rental income from handover. 3-year minimum hold recommended.
None for USD
Currency Risk
AED/USD fixed 3.6725 since 1997. 29 years. UAE Central Bank.
Hayat Island Master Plan
Mina Al Arab · RAK Properties
RAK Properties
ADX-listed · Abu Dhabi Securities Exchange
Majority government ownership
25+ year delivery track record
Master developer · Mina Al Arab
Active: Bay Views · Cape Hayat
Northbay Residences · NB Collection
Ras Al Khaimah
S&P Rating: A / A-1 · Stable (S&P Global 2025)
GDP growth: 4% annually to 2027 (CBRE forecast)
UAE inflation 2025: 1.1%
Greenfield FDI: ~33% UAE total 2025
Non-oil GDP: primary growth driver
Next Step
This memorandum is provided for preliminary evaluation only.
On confirmed interest:
— NDA executed immediately
— Commission letter issued
— SPA · escrow documentation and RAK RERA registration at next stage
All terms subject to final documentation. Independent legal and financial advice recommended.
Yitayal Mesfin
Founder & Principal
Sofia Sands Realty · RERA 41793
+971 54 705 4704
info@sofiasandsrealty.ae
sofiasandsrealty.ae
Market data sourced from CBRE Middle East · Colliers International · ValuStrat · Bayut · Property Finder · Oliva Research · DLD published records · Knight Frank · Better Homes · S&P Global. All data publicly available and independently verifiable. Property-specific figures sourced from seller documentation.
This document does not constitute financial advice, a solicitation to invest, or an offer to sell. Past market performance does not guarantee future results. Prospective purchasers should conduct independent due diligence and obtain qualified legal and financial advice before making any investment decision. Prepared exclusively for the named recipient. Not for circulation or reproduction. May 2026.