Florine Beach Residences
Off-Plan

Florine Beach Residences

From AED 1.93M·Handover Sep 2028·20% down payment Payment
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AED 1.93M
Starting Price
Sep 2028
Handover
20% down payment
Payment Plan
2 BR · 3 BR
Type

Project Overview

Florine Beach Residences is a residential complex by Sobha Realty, located on Siniya Island in the emirate of Umm Al Quwain. The project consists of four elegant towers rising seven to nine residential floors high, connected by a shared ground floor with various amenities for residents, as well as a spacious rooftop. The architecture of the towers highlights the surrounding landscapes, creating an atmosphere of privacy and harmony. The collection offers modern apartments with one, two, and three bedrooms. The interior combines urban comfort with natural beauty, offering panoramic views of the golf course and the beach. Residents will have access to infinity and lagoon-style swimming pools, a private beach, a modern gym, a children’s playground, a community center, green areas, and parks for leisure and relaxation. Florine Beach Residences enjoys a prime location with convenient connections to key destinations across the UAE: Dubai can be reached in about 50 minutes, Sharjah in 30 minutes, and Al Marjan Island—home to the first casino in the UAE—is only 10 minutes away.

Project Specifications
DeveloperSobha Realty
LocationSiniya Island
Unit Types2 BR, 3 BR, Apartments
AreaSiniya Island
Ownershipfreehold
Est. ROIContact Astraterra for area-specific ROI guidance

Investor Return Snapshot

Base-case underwriting using Astraterra's current Dubai assumptions: 60/40 debt/equity, 5.5% debt cost, 4% vacancy, 5% management, 1.2% service charge proxy, and 10% annual appreciation. For a live bespoke model, use our financial analysis calculator.

Projected Cap Rate
4.3%
NOI AED 83,487 / year
Cash-on-Cash
2.2%
Levered cashflow AED 19,638
Base-Case IRR
12.8%
5-year hold, levered
Payback Period
18.4 yrs
Gross rent AED 125,762 / year

Comparable Sales Context

Indicative pricing context built from current area benchmarks so buyers can anchor this launch against ready stock, premium peer launches, and trophy alternatives.

BenchmarkAED / sq ftIndicative TicketContext
Florine Beach Residences launch basis2,150AED 1.93MCurrent launch / asking basis
Siniya Island ready-stock comps1,500AED 1.35MIndicative resale benchmark
Siniya Island premium peer launches1,850AED 1.67MNew-launch peer set
Trophy alternative proxy2,250AED 2.02MHigher-end anchor for negotiation context

Gallery

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Florine Beach Residences official render 1

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Florine Beach Residences official render 10

Astraterra Properties

Official Documents

Download official marketing materials from Sobha Realty.

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Payment Structure

20% down payment

Flexible Payment

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Amenities & Lifestyle

Infinity pool
Kids Play Area
Lagoon style swimming pool
Landscaped garden
Landscaped park
Recreational areas
Shared gym & fitness
Social zone

Location

Siniya Island

Nearby Destinations

Dubai Mall — 20 mins
Dubai International Airport — 25 mins
Downtown Dubai — 15 mins
Sheikh Zayed Road — 10 mins
Siniya IslandSiniya IslandDubai, UAE

Developer Track Record

01

Florine Beach Residences by Sobha Realty

02

Located in Siniya Island

03

Starting from AED 1,934,807

04

Unit mix includes 2 BR, 3 BR, Apartments

05

Expected handover: Sep 2028

06

Official brochure and PDF marketing materials available

07

Official render/gallery images available

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