Gallery
Imagery courtesy of Deyaar.
The project
About AYA Beachfront Residences
AYA Beachfront Residences is a Deyaar project in Umm Al Quwain, with undulating terraces framing the Arabian Gulf on one side and the Al Khor mangroves on the other.
The location needs stating plainly: this is Umm Al Quwain, roughly an hour north of Dubai, not a Dubai address. That is not a criticism — beachfront at UAQ pricing is a genuinely different value proposition — but anyone comparing it against Dubai stock should be comparing on that basis, not assuming equivalence.
The trade-offs follow from the location. Entry pricing is materially lower than Dubai beachfront, but the rental market is thinner, resale is slower, and there is no Dubai commute for most tenants. It suits a second home or a long-hold position more than a yield play.
Amenities
What’s included
Our read
The honest view
Every project has trade-offs. Here are both sides, so you can judge whether this one fits what you actually want.
What stands out
- Direct Arabian Gulf beachfront
- Al Khor mangrove outlooks on the landward side
- Rooftop pool and rooftop seating
- Cinema room, club room and residents' lounge
- Beachfront at Umm Al Quwain rather than Dubai pricing
What to weigh
- Umm Al Quwain, not Dubai — roughly an hour from the city
- Thinner rental market and slower resale than Dubai beachfront
- Better suited to a second home or long hold than to yield
Who this suits
- Buyers wanting a beachfront second home outside Dubai pricing
- Long-hold investors comfortable with a thinner market
- Those who value mangrove and Gulf outlooks over city access
Figures shown are as published by the developer and were last checked on 2026-08-21. Developer pricing, availability and handover dates change between releases — we confirm current terms directly with Deyaar before any transaction.