Ras Al Khaimah vs Umm Al Quwain

Umm Al Quwain is the cheaper square foot, AED 2,599 against AED 2,721 in Ras Al Khaimah, so Ras Al Khaimah is 5% dearer per sqft. On the typical unit that reads as AED 2.05M for a median 824 sqft home in Umm Al Quwain, 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. Umm Al Quwain leans to 2 BR units, 1,462 records at AED 2,650 per sqft and AED 2.14M a unit.

Entry pricing: the lowest published starting price anywhere in Ras Al Khaimah is AED 556K, against AED 690K in Umm Al Quwain. 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. Umm Al Quwain publishes 32 plans: 20% on booking, 60% before handover and 6% 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 94% in Umm Al Quwain. At the light end, 56% of Ras Al Khaimah plans and 6% of Umm Al Quwain 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. Umm Al Quwain Marina carries 22 of Umm Al Quwain's 30, 73%, across 4 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 Sobha Realty leads Umm Al Quwain with 26 of 3.

Largest in Ras Al Khaimah: Al Marjan Island, Mina Al Arab, Al Hamra Village, RAK Central, Al Jazeera Al Hamra. Largest in Umm Al Quwain: Umm Al Quwain Marina, Sobha Siniya Island, Al Raudah, Sobha Aquamont.

Ras Al Khaimah peaks in 2028, when 64 of its 131 tracked projects are scheduled to hand over. Umm Al Quwain peaks in 2028 with 12 of 30. 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 3% in Umm Al Quwain. 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.