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Island Ras Al Khaimah

Al Marjan Island

Al Marjan Island area guide, Ras Al Khaimah: four reclaimed islands, the UAE’s first casino resort opening September 2027, and residential rates that…

Emirate
Ras Al Khaimah
Ownership
Freehold
Metro
No rail or metro in the emirate
Projects analysed
1

Figures as at September 2026

Image: Developer material · computer-generated render

1project analysed1developer on recordEvery Ras Al Khaimah project

Al Marjan Island at a glance

Freehold for foreign buyers
Yes

Advantages and considerations

Why choose Al Marjan Island?

An honest look at what works here and what to watch, taken from the record rather than the brochure.

What is strong

  • The clearest single catalyst in UAE property: Wynn Al Marjan Island, licensed by the gaming regulator in October 2024 and scheduled to open September 2027.
  • Reclaimed island land is finite, so supply here is genuinely constrained in a way the Ras Al Khaimah mainland is not.
  • International hotel and branded-residence operators have committed and are building, not just announcing.
  • Entry rates still sit well below comparable Dubai beachfront, which is the whole arbitrage.

What to watch

  • The repricing has already happened in anticipation. You are buying after the re-rate, not before it.
  • Almost the entire case rests on one resort opening on schedule. A delay moves the thesis, not just the date.
  • One causeway connects the islands to the coast road, then it is the E11 south to Dubai.
  • No rail or metro anywhere in the emirate, and no confirmed Etihad Rail passenger date.
  • Ras Al Khaimah publishes no project or escrow register a buyer can query, so verification is whatever the developer hands you.
  • With almost no completed handovers, any yield quoted here is a model rather than a record.

Our take

Al Marjan is a bet on a single opening date, and it is priced as though that bet has already been won. That does not make it a bad buy, but it does change the question: instead of asking whether Wynn will transform the island, ask what happens to your entry price if it opens twelve months late, or opens on time and the visitor numbers land at the low end. Drive the causeway and the E11 to Dubai before you decide, and get the escrow arrangement in writing since the emirate will not confirm it for you.

Al Marjan Island location and map

Where Al Marjan Island sits, and what surrounds it.

Map tiles from OpenStreetMap, loaded when this section comes into view. Community names shown on the map are OpenStreetMap data, not our own placements.

Al Marjan Island connectivity: metro, bus and roads

We publish no drive times for Al Marjan Island because we have not measured any. What is documented: the islands are reclaimed, connected to the Ras Al Khaimah coast by causeway, with the E11 running south towards Dubai. There is no rail or metro service in the emirate. Anyone weighing a purchase here should drive the route to Dubai at the hour they would actually use it, and should think about what a single causeway looks like on an evening when a casino resort is at capacity.

  • MetroNo rail or metro in the emirate

    Ras Al Khaimah has no operating metro or passenger rail. Etihad Rail has been announced with a connection to the emirate, but no passenger service is running and we have confirmed no date.

    • There is no metro or rail network in Ras Al Khaimah. None is in operation.
    • The UAE's Etihad Rail passenger network has been announced with a Ras Al Khaimah connection, but no passenger service is running and we have confirmed no opening date. Treat the island as entirely car-dependent today.
  • BusNot confirmed

    We have not confirmed scheduled public bus service to the islands against a Ras Al Khaimah transport authority source.

  • RoadCauseway to the coast road, then the E11

    A single causeway connects the four islands to the mainland, from which the E11 runs south to Umm Al Quwain, Ajman, Sharjah and Dubai. One road on and off is worth thinking about ahead of a resort opening.

    • A causeway connects the four islands to the Ras Al Khaimah coast road
    • Sheikh Mohammed Bin Salem Road (E11) runs south towards Umm Al Quwain, Ajman, Sharjah and Dubai
    • Ras Al Khaimah International Airport lies inland, south-east of the city
    • There is one road on and off the islands, which is a real consideration on a site expecting resort traffic from September 2027
  • On footWalkable within a scheme, causeway-bound beyond it
    • The islands are small and the beachfront developments are walkable internally. Getting off the island means the causeway, and there is no pedestrian network connecting to the mainland in any practical sense. Once the Wynn resort opens, the walkability question becomes a congestion question.

Al Marjan Island is a set of four reclaimed islands off the coast of Ras Al Khaimah, and the site of Wynn Al Marjan Island, the first casino resort in the UAE. Wynn Resorts received the country's first commercial gaming licence from the General Commercial Gaming Regulatory Authority in October 2024, and the resort is scheduled to open in September 2027. That pending opening is what has repriced the island: branded residential schemes now sell here at rates previously unseen in the northern emirates, including a three-level sky mansion sold for AED 38 million. Ras Al Khaimah has no public project register equivalent to the Dubai REST app, so registration and escrow positions cannot be checked independently.

Al Marjan Island is a group of four reclaimed islands off the Ras Al Khaimah coast, and it is the most consequential address in the northern emirates for one reason: Wynn Al Marjan Island, the first casino resort in the United Arab Emirates, is being built on it.

Wynn Resorts was granted the country’s first commercial gaming licence by the General Commercial Gaming Regulatory Authority in October 2024, and the resort is scheduled to open in September 2027. Every residential price on this island is, in some measure, a bet on that date and on what follows it.

That is worth stating plainly rather than dressing up. Al Marjan has genuinely repriced: a three-level sky mansion sold here for AED 38 million in 2026, a rate that would not have been credible in Ras Al Khaimah a few years ago. But the asset underwriting those rates is not open, has never traded in this market, and operates in a regulatory regime that did not exist before 2023. Buyers who would not describe themselves as speculating should notice that the timeline they are buying into is a resort opening, not a handover.

Last reviewed 8 September 2026 · How we verify

Recent and future developments

What has changed in Al Marjan Island

Dated, sourced developments that move this address, newest first. Last entry 1 Sep 2027.

  1. 1 Sep2027Wynn Al Marjan Island scheduled to openThe first casino resort in the United Arab Emirates. Its opening is the single event the island's pricing is built around.Source: Wynn Resorts
  2. 1 Oct2024First UAE commercial gaming licence issuedWynn Resorts received the country's first commercial gaming licence from the General Commercial Gaming Regulatory Authority, which is the point at which the island repriced.Source: General Commercial Gaming Regulatory Authority

Al Marjan Island spotlight

Projects we have analysed in Al Marjan Island

Every development here with a page on OffPlan Insider, with its starting price and handover exactly as published.

Mondrian Al Marjan Island Beach ResidencesRegistration openMondrian Al Marjan Island Beach ResidencesELEVATEFrom AED 2.7M · Dec 2028

Developers active here

ELEVATE1 project analysed

What is being built

The supply picture in Al Marjan Island

Aggregated from the 1 project we have analysed here, covering 343 homes. This is supply only. We do not publish a demand figure, because the search-volume numbers portals quote cannot be audited by a reader.

Unit types released

TypeProjectsSize, sq ftFrom
3 bedroom1799 – 2,100AED 2.7M
4 bedroom townhouse12,940 – 4,700on request
4 bedroom1not publishedAED 9.4M
5 bedroom1not publishedAED 8.8M
5 bedroom duplex1not publishedon request
Sky mansion, three levels1from 10,000on request

Projects counts how many analysed developments here offer that type. It is not a count of homes, because developers rarely publish the per-type unit split.

Where the entry prices sit

BandUnit types priced from this band
Under AED 1M0
AED 1M – 3M1
AED 3M – 5M0
AED 5M – 10M2
AED 10M and up0

Counted on each unit type’s published starting price, so a type spanning two bands is counted in the lower one.

Built from: Mondrian Al Marjan Island Beach Residences.

Al Marjan Island rental yield: gross versus net

Every yield quoted in a listing is gross. This is the same purchase after the costs that are not optional. Change any figure and the answer updates.

Gross yield7.50%
Net yield5.85%

Drag: 165 basis points

Annual rent120,000
Service charge−5,600
Management−7,200
Voids−9,600
Insurance and maintenance−4,000
Net income93,600

District cooling is not included. Where a unit is on Empower or Emicool, the fixed capacity charge accrues whether or not anyone is living there, and it is generally the owner cost unless the tenancy contract shifts it.

Property ownership and regulation in Ras Al Khaimah

UAE property law is set emirate by emirate, not federally. What follows applies in Ras Al Khaimah and does not carry across to other emirates.

Regulator
Real Estate Regulatory Administration (RERA), part of Ras Al Khaimah Municipality. Distinct from the Dubai body of the same abbreviation
Property register
Real Estate Development Projects Register, RAK Municipality
Foreign ownership
Freehold for expatriates in areas designated by the Ruler

Off-plan and escrow

A developer must obtain an Off-Plan Sale Permit from RAK RERA. Conditions include registering the project on the Real Estate Development Projects Register and opening an escrow account in the name of the project with a RERA-registered trustee, structured as a main account with sub-accounts for each unit and governed by an escrow agreement between developer and trustee.

Ownership in detail

UAE and GCC nationals may own across the emirate. Expatriates may own freehold only within areas designated for foreign ownership by the Ruler of Ras Al Khaimah.

Sources: mun.rak.ae, www.trowers.com.

Off-plan projects here

How we checked this

Sources and verification

5 publishers · reviewed 8 Sep 2026

Figures as at September 2026.