Tranquil Beach Residences (Sobha Siniya Island) — SKID Score 7.5/10

Key information

Delivery date: Dec 2030
Location: Umm Al Quwain, Sobha Siniya Island, Tranquil Beach Residences
Payment plan: 20/20/60
Property types: Apartment
Government fee: 4% + AED 1,150 admin
Ownership type: Freehold
Starting price / sq.ft: AED 2,750 / sq.ft
Unit sizes: From 510 sq.ft
SKID score: 7.5 / 10 (Worth comparing)

Similar projects like this

Sobha Realty

From: AED 1.53M

Umm Al Quwain, Sobha Siniya Island, Aquamarine Beach Residences

Sobha Realty

From: AED 1.28M

Umm Al Quwain, Sobha Siniya Island, Florine Beach Residences

Sobha Realty

From: AED 11.53M

Umm Al Quwain, Sobha Siniya Island, Sobha Siniya Island

Sobha Realty

From: AED 1.36M

Umm Al Quwain, Sobha Siniya Island, Bayfront Marina Residences

Payment plan

20%

Down payment

AED 281K

At sales launch

20%

During construction

AED 281K

Construction milestones

60%

On handover

AED 842K

Dec 2030

Published milestone schedule · Payment Plan (4% DLD Waiver)

20%20% · AED 281K

10%10% · AED 140K

60% + 1150 AED OQOOD fee60% · AED 842K

Project timeline

Project announcement
Sobha Realty official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Dec 2030

About the project

Worth comparing.

The evidenced factors are mixed.

Tranquil Beach Residences is a project by Sobha located on Siniya Island, featuring two towers. Tower A comprises a ground level, a podium, and seven residential floors, while Tower B includes a ground level and one residential floor. The building features a contemporary beachfront design characterized by flowing lines and expansive glass façades that maximize natural light and panoramic sea views. Gently curved façades, layered horizontal bands, and extensive glass surfaces create a light, rhythmic silhouette. The collection includes residences with one, two, and three bedrooms. The interior presents a calm, contemporary living space defined by natural light, refined materials, and a warm, neutral palette. Floor-to-ceiling windows frame expansive sea views, while soft textiles, organic forms, and light wood finishes create an atmosphere of understated elegance. Residents will benefit from the outdoor relaxation areas, retail outlets, landscaped parks, beach access, a promenade, and a yacht club with boat mooring, evoking a resort-like atmosphere. The location on Siniya Island provides quick access to key destinations. Marjan Island is around 10 minutes away, Sharjah can be reached in about 30 minutes, and Dubai is approximately 50 minutes away. The island is connected to the mainland by a bridge, ensuring convenient transportation links.

Estimated ~4.7-year horizon until 2030-12 target handover (~56 months)

Target completion is scheduled for 2030-12. SKID does not assume or predict developer delays, but a ~4.7-year construction window carries potential schedule and market-cycle exposure.

Amenities

Beach Access
Beach Club
Community Lawn
Covered Gym
Dining outlets (coffee houses & restaurants)
Fountain
Golf Course
Infinity Pool
Kayaking
Kids’ Play Area
Lagoon-Style Swimming Pool
Landscaped Open Areas
Landscaped Park
Lavish Sundeck
Leisure Areas
Lift
Lobby
Outdoor Cinema
Outdoor Multipurpose Space
Park Access
Parking
Pool Deck
Recreational Areas
Resting Areas
Security & CCTV
Shared Pool
Sitting Area
Snorkeling
Social Zone
Sports Ground
Walking Paths

Units

from developer

1 BR

Floor plan not published by source

510 sq.ft · AED 2,750 / sq.ft

From AED 1.4M

2 BR

Floor plan not published by source

Size on request

Price on request

3 BR

Floor plan not published by source

Size on request

Price on request

Floor plans & layouts

Floor plans not yet published by developer

Request the latest developer brochure and unit floor plan sheets on WhatsApp.

Request floor plans

Price comparison & DLD history

8-Factor Evidence Breakdown

6/8 factors backed by verified evidence (76% weight coverage) · skid-geo-v3.0-8factor

7.5/ 10

Historical DLD Transaction Context

Insufficient evidence — comparable sales benchmark unavailable

Insufficient evidence

No verified same-emirate transaction registry benchmark available for this emirate.

Not enough nearby closed sales yet for a historical DLD comparison

Without at least 3 recent closed sales of the same residential property type in this neighborhood, you cannot verify whether the developer's asking price is above or below market. Request recent transfer deeds in adjacent buildings before paying a booking deposit.

1. Published Asking Price

AED 2,750 / sq.ft.

AED 1,403,371 starting price · 510 sq.ft.

2. Historical Nearby Closed Sales

Not yet available

Recorded closed sales in this area

3. Spread vs Historical Median

—

Compared with recorded nearby sales

Get an available quotation

Select a verified unit bucket to inspect published pricing and payment milestones.

Down payment20%

AED 281K

At booking

During construction20%

AED 281K

Construction milestones

On handover60%

AED 842K

Handover Dec 2030

View full 8-factor score breakdown & recent DLD sales

Key takeaways before you buy

Plain-language summary of pricing, payment terms, and delivery outlook

Bottom Line

Estimated ~4.7-year horizon until 2030-12 target handover (~56 months)

Target completion is scheduled for 2030-12. SKID does not assume or predict developer delays, but a ~4.7-year construction window carries potential schedule and market-cycle exposure. (Potential Risk · Estimate — Potential Timeline Risk)

Handover Horizon (Potential Risk)

~4.7 Yrs (2030-12)

Estimated ~4.7-year horizon until 2030-12 target handover (~56 months)

Target completion is scheduled for 2030-12. SKID does not assume or predict developer delays, but a ~4.7-year construction window carries potential schedule and market-cycle exposure.

Why this matters: Capital committed during construction remains illiquid until handover, and multi-year timelines carry potential exposure to contractor pacing, phased delivery, and market shifts.

Competing Supply (Potential Risk)

16 Launches

16 competing off-plan launches tracked in Sobha Siniya Island — potential handover competition

SKID tracks 16 competing off-plan launches in Sobha Siniya Island. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover.

Why this matters: Future supply impact is a potential risk rather than a certainty: if multiple towers deliver in the same window, sellers may face longer marketing times or more competitive secondary resale pricing.

Payment-Plan Exposure

40/60 Split

Balanced milestone schedule: 60% payable at or after handover

The published payment schedule requires 40% of the contract price (~AED 561,348) during construction, with 60% due at or after handover.

Why this matters: Deferring at least 40%–50% of the purchase price until completion reduces pre-handover cash lock-in, though buyers must still plan liquidity or financing for the final installment.

SKID intelligence

How does this project compare across all 8 factors?

Evidence Coverage: 6/8 factors (75.8%)
Methodology: skid-geo-v3.0-8factor

How SKID scores & compares projects

Last evaluated: 2026-11-02

Strong

• Waterfront or beach positioning
• Established Tier-1 UAE master developer track record
• 60% of the price is due at or after handover, keeping strong buyer leverage until completion

Watch

• Handover is more than three years out
• Service charge published at 17

Risk

• Heavy competing supply: 16 other launches in Sobha Siniya Island

See all 8 scoring factorsWhy SKID gave it 7.5

Why SKID gave it 7.5

Location

Weight: 32%

8.7/ 10

Waterfront or beach positioning

Entry price

Weight: 18.2%

Insufficient evidence (N/A)

No verified same-emirate transaction registry benchmark available for this emirate

Developer

Weight: 24%

8.2/ 10

Established Tier-1 UAE master developer track record

Supply / competition

Weight: 16%

3.6/ 10

Heavy competing supply: 16 other launches in Sobha Siniya Island

Payment plan

Weight: 16%

8.4/ 10

60% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 8%

6.7/ 10

Handover is more than three years out

Exit liquidity

Weight: 6.1%

Insufficient evidence (N/A)

Service charges

Weight: 4%

7.1/ 10

Service charge published at 17

Factor	Weight	Score
Location Waterfront or beach positioning	32%	8.7/ 10
Entry price No verified same-emirate transaction registry benchmark available for this emirate	18.2%	Insufficient evidence (N/A)
Developer Established Tier-1 UAE master developer track record	24%	8.2/ 10
Supply / competition Heavy competing supply: 16 other launches in Sobha Siniya Island	16%	3.6/ 10
Payment plan 60% of the price is due at or after handover, keeping strong buyer leverage until completion	16%	8.4/ 10
Delivery risk Handover is more than three years out	8%	6.7/ 10
Exit liquidity Insufficient evidence (N/A)	6.1%	Insufficient evidence (N/A)
Service charges Service charge published at 17	4%	7.1/ 10

Location

Umm Al Quwain, Sobha Siniya Island, Tranquil Beach Residences

Interactive map ready (1 verified location)

· Sobha Siniya Island, Umm Al Quwain

View project

Living in Sobha Siniya Island

Historical DLD Median

Area benchmark

Historical DLD Sample

DLD area records

Ownership

Freehold

Frequently asked questions

Is Tranquil Beach Residences a good off-plan investment in Sobha Siniya Island?

Tranquil Beach Residences in Sobha Siniya Island (Umm Al Quwain) scores 7.5/10 (compare) on the independent SKID 8-factor off-plan model across 76% evidenced factor weight. Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: location. Weakest: supply. Reviewed by SKID Investment Research Engine (as of 2026-11-02).

Who is building Tranquil Beach Residences?

Sobha Realty is the developer named on this launch.

When is handover for Tranquil Beach Residences?

The published handover is Dec 2030.

What is the starting price of Tranquil Beach Residences?

The published starting price is AED 1.4M.

What does the SKID screen mean for Tranquil Beach Residences?

The SKID screen for this launch in Sobha Siniya Island is 72 out of 100. It ranks the published payment plan, handover date, starting price, and whether a developer is named. It is not a buy signal. Run the simulation before you reserve.