Ras Al Khaimah vs Sharjah

Sharjah is the cheaper square foot, AED 1,193 against AED 2,721 in Ras Al Khaimah, so Ras Al Khaimah is 2.3 times the price per sqft. On the typical unit that reads as AED 1.68M for a median 1,486 sqft home in Sharjah, against AED 2.73M for a median 1,016 sqft home in Ras Al Khaimah. Part of that gap is product rather than location: the two are not selling the same mix of unit.

Ras Al Khaimah publishes mostly 1 BR units, 1,019 priced records at a median AED 2,677 per sqft and AED 2.33M a unit. Sharjah leans to 2 BR units, 564 records at AED 1,260 per sqft and AED 1.56M a unit.

Entry pricing: the lowest published starting price anywhere in Ras Al Khaimah is AED 556K, against AED 299K in Sharjah. That is a single listing on each side, so read it as what exists rather than as a level.

Across 158 published plans in Ras Al Khaimah, the median asks 10% on booking and 50% before handover, with 18% carrying instalments that run past the keys. Sharjah publishes 179 plans: 10% on booking, 40% before handover and 16% with a post-handover tail.

The heavy end matters more than the median when the plan is the reason to buy. 43% of Ras Al Khaimah plans want 60% or more before keys, against 19% in Sharjah. At the light end, 56% of Ras Al Khaimah plans and 81% of Sharjah plans ask 50% or less.

Al Marjan Island carries 95 of Ras Al Khaimah's 131 tracked projects, 73% of the emirate, across 12 tracked communities. Muwaileh carries 51 of Sharjah's 118, 43%, across 27 communities. A concentrated emirate median is a project decision rather than a market signal: if the anchor scheme reprices, the emirate reprices with it.

On the supply side, RAK is the largest builder in Ras Al Khaimah with 37 projects of 48 developers active, and Arada leads Sharjah with 75 of 22.

Largest in Ras Al Khaimah: Al Marjan Island, Mina Al Arab, Al Hamra Village, RAK Central, Al Jazeera Al Hamra. Largest in Sharjah: Muwaileh, Aljada, Al Khan, Tilal City, Al Rowdat Suburb.

Ras Al Khaimah peaks in 2028, when 64 of its 131 tracked projects are scheduled to hand over. Sharjah peaks in 2028 with 32 of 118. Published handover dates move, so read them as developer intent rather than as a delivered date.

23% of the Ras Al Khaimah projects tracked are listed as sold out or out of stock, against 59% in Sharjah. A young book looks available because it launched recently, and an old one looks scarce because what did not sell has quietly stopped being listed, so this is a supply reading rather than a demand one.