Sharjah vs Umm Al Quwain

Sharjah is the cheaper square foot, AED 1,193 against AED 2,599 in Umm Al Quwain, so Umm Al Quwain is 2.2 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 2.05M for a median 824 sqft home in Umm Al Quwain. Part of that gap is product rather than location: the two are not selling the same mix of unit.

Sharjah publishes mostly 2 BR units, 564 priced records at a median AED 1,260 per sqft and AED 1.56M 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 Sharjah is AED 299K, 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 179 published plans in Sharjah, the median asks 10% on booking and 40% before handover, with 16% 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. 19% of Sharjah plans want 60% or more before keys, against 94% in Umm Al Quwain. At the light end, 81% of Sharjah plans and 6% of Umm Al Quwain plans ask 50% or less.

Muwaileh carries 51 of Sharjah's 118 tracked projects, 43% of the emirate, across 27 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, Arada is the largest builder in Sharjah with 75 projects of 22 developers active, and Sobha Realty leads Umm Al Quwain with 26 of 3.

Largest in Sharjah: Muwaileh, Aljada, Al Khan, Tilal City, Al Rowdat Suburb. Largest in Umm Al Quwain: Umm Al Quwain Marina, Sobha Siniya Island, Al Raudah, Sobha Aquamont.

Sharjah peaks in 2028, when 32 of its 118 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.

59% of the Sharjah 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.