Azizi Florence Clusters 1 and 2
Azizi Florence Clusters 1 and 2, Sharjah: from AED 1,890,000, about AED 850 per sq ft for townhouses, the calendar-linked 30/70 payment plan and completion…
- From
- AED 1,890,000
- Payment plan
- 10 / 5 / 5 / 5 / 5 / 70
- Handover
- July 2029
- Unit types
- 3 Bed – 6 Bed
Figures as at September 2026
Image: Azizi Developments · computer-generated render
Key facts
Azizi Florence Clusters 1 and 2
- Starting price
- AED 1,890,000AED 850 per sq ft at entryDeveloper stated
- Handover
- 31 Jul 2029Developer stated
- Down payment
- 10%10 / 5 / 5 / 5 / 5 / 70 planDeveloper stated
- Total units
- 2,153Developer stated
- Developer
- Azizi Developments
- Community
- Azizi Florence
The project
About Azizi Florence Clusters 1 and 2
Clusters 1 and 2 are the released phase of Azizi Florence, the 30 million sq ft master community in Um Fanain, Sharjah. They carry 2,153 of the 10,702 planned homes, and they are townhouses and villas only; the apartments sit in later phases.
Entry is AED 1,890,000 for a three-bedroom townhouse from 2,224 sq ft. Townhouses price flat at about AED 850 per sq ft across both formats, villas at AED 902 to AED 1,004, and the ladder tops out at AED 4,950,000 for a six-bedroom villa from 4,930 sq ft.
The payment plan is a 30/70 triggered by elapsed days rather than construction milestones: 10 per cent on booking, 5 per cent each at 90, 270, 450 and 630 days, then 70 per cent on completion dated 31 July 2029.
- 2,153 homes across Clusters 1 and 2, townhouses and villas only
- Townhouses price flat at about AED 850 per sq ft; villas AED 902 to AED 1,004
- 30/70 payment plan triggered by elapsed days, not construction milestones
- Completion dated 31 July 2029 on the developer's payment sheet
Only on OffPlan Insider
The Insider verdict
Our own assessment of the project itself — location, price, product and terms. We publish the reasoning, not just the number.
Insider score
Strongest on pricing at 78. Weakest on location at 40.
Scored across 7 factors, on the project itself: where it is, what it costs, what you get and how you pay for it. Our own assessment, not a valuation and not advice.
What we like7
- Townhouses price flat at about AED 850 per sq ft across both the three and four-bedroom formats, so the larger home costs what the extra area costs and no rate premium on top.
- That rate lands roughly 18 per cent under the AED 950 to AED 1,000 per sq ft that had been circulating through broker channels for this project before the sheet was released.
- Townhouses come as plexes of four, six and eight in named compositions, so the streetscape is varied rather than a single repeated terrace, and corner units are a defined product rather than a lucky allocation.
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- Villas are genuinely standalone, with two or three elevations per bedroom count and a double-height living volume with a sculptural staircase as the shared architectural move.
- Only 30 per cent of the price is committed before completion, and Sharjah has required escrow with a department-approved trustee since 2024, with releases tied to construction progress certified by licensed engineering consultants.
- Every bedroom is en-suite and every home has a private lift, specification you normally see a tier up in price.
- The release sits inside a masterplan with real amenity behind it: the 1.7 million sq ft Azizi Bardini Park with 32 activity zones, 16 dining destinations and a 3,000-seat amphitheatre, plus a clubhouse and parks in each of the six clusters.
What to consider7
- The payment plan is linked to the calendar, not to construction. Every instalment fires on an elapsed-days trigger, so your money goes in whether or not the build has reached a stage, and you lose the leverage a milestone-linked schedule gives you if the programme slips.
- It is front-loaded. The whole 30 per cent falls inside 630 days of booking, then nothing for about two and a quarter years until completion.
- The tenure type is not established. Sharjah grants ownership eligibility project by project rather than by district, and neither the launch material nor the price sheet states whether this is freehold or usufruct. Settle it in writing before the first 10 per cent.
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- Completion of 31 July 2029 is the developer’s own date on the payment sheet rather than a regulator’s, and other Azizi Florence material gives December 2029. Get the dated schedule and the delay clauses in the SPA.
- The price sheet and the floor-plan schedule quote different starting areas for the same formats, by up to 108 sq ft on the four-bedroom villa. At AED 902 per sq ft that is about AED 97,000.
- This is a launch on a site with no established infrastructure around it. The mall, hotel and school are community-scale amenities with no announced delivery date, and the remaining four clusters have no published phasing.
- Sharjah has no metro or rail and none is under construction. Every trip is a car trip, and the developer’s drive times are off-peak.
Our take
The released sheet is the strongest part of this launch. A flat AED 850 per sq ft on both townhouse formats undercuts the broker talk that preceded it by roughly 18 per cent, does not penalise the larger home, and buys specification, en-suite throughout with a lift in every home, that usually sits a tier above. The villa ladder is coherent, with the six-bedroom the only format asked to cross AED 1,000. What you accept is the shape of the deal rather than the price of it. The 30 per cent is committed inside 21 months against a completion in July 2029, and none of it is contingent on the build reaching a stage, so this is a plan that rewards a buyer with the cash to fund the front end and punishes one relying on progress-linked discipline. And the single largest question, what title you are actually buying in Sharjah, is still unanswered in the developer’s own material. Price the deal on the sheet, but do not sign until the tenure and the dated schedule are in writing.
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Pricing by unit type
Published starting prices
Developer stated| Unit | Size, sq ft | Price from | Per sq ft |
|---|---|---|---|
| 3 Bedroom Townhouse | 2,224 | AED 1,890,000 | 850 |
| 4 Bedroom Townhouse | 2,660 | AED 2,260,000 | 850 |
| 4 Bedroom Villa | 3,714 | AED 3,350,000 | 902 |
| 5 Bedroom Villa | 4,636 | AED 4,200,000 | 906 |
| 6 Bedroom Villa | 4,930 | AED 4,950,000 | 1,004 |
Per sq ft is our own calculation, the starting price over the smallest size in the type, so it is a floor rather than an average (AED 850 to 1,004). Prices and availability change without notice.
How you pay
The payment plan
The split, and what each stage costs at the entry price of AED 1,890,000. Cash figures are our arithmetic on the published plan, before fees.
Taken from the developer’s own published payment schedule.
On booking
AED 189,000
At booking
Immediate
10% paid by this point
During construction
AED 378,000
Across the build
4 instalments.
30% paid by this point
On handover
AED 1,323,000
Marketed 31 Jul 2029
31 July 2029
100% paid by this point
Show the full 6-step schedule
| Instalment | Share of price |
|---|---|
| On booking | 10% |
| 90 days | 5% |
| 270 days | 5% |
| 450 days | 5% |
| 630 days | 5% |
| On completion | 70% |
Project gallery
The landscape, the residences and the shared spaces
Developer renders · Azizi Developments · Subject to change
Clusters 1 and 2 are the released phase of Azizi Florence, the 30 million sq ft master community in Um Fanain, Sharjah. Together they carry 2,153 homes, about a fifth of the 10,702 planned, and they are townhouses and villas only.
Price evidence
Two rate cards, one for townhouses and one for villas
Every figure on the released sheet resolves to a clean rate per square foot, and the rate is where the commercial story sits.
Townhouses price flat at about AED 850 per sq ft
The three-bedroom works out at AED 849.88 per sq ft and the four-bedroom at AED 849.62. Two formats, effectively one rate.nThe step from three to four bedrooms therefore costs what the extra 436 sq ft costs and nothing more, which is unusual. On most launches the larger format carries a premium rate as well as a bigger area.
Villas climb, and the six-bedroom crosses a thousand
AED 902 per sq ft at four bedrooms, AED 906 at five and AED 1,004 at six. The six-bedroom is the only format on the sheet above AED 1,000, paying an 18 per cent rate premium over the townhouses on top of being the largest home.nThe step from a four-bedroom townhouse to a four-bedroom villa is AED 1.09M, and it buys detachment, a double-height living volume and about 1,054 sq ft.
The broker range ran over the released rate
Before the sheet, AED 950 to AED 1,000 per sq ft was circulating through broker channels for this project, with indicative models built at AED 975.nAgainst a released townhouse rate of AED 850 that talk was about 18 per cent high. If you were quoted on that basis, re-price it against the sheet before treating any of it as a benchmark.
Residences
The residences
3 Bedroom Townhouse
2,224 sq ft
Sold inside plex blocks rather than as continuous terraces: the inner unit of the 4 Plex Type A (Novoli, 4-3-3-4), every unit of the 4 Plex Type B (Tasso, 3-3-3-3), and inner positions in the 6 Plex and 8 Plex. Two interior palettes, A and B.
4 Bedroom Townhouse
2,660 sq ft
Always the corner position in the mixed plexes (Novoli and the 8 Plex Spada), and every unit in the 4 Plex Type C and 6 Plex Type B, both Spada. Corners carry the larger plot and reach 2,711 sq ft on the floor-plan schedule against the 2,660 sq ft starting figure on the price sheet.
4 Bedroom Villa
3,714 sq ft
Standalone, in Type A and Type B elevations, both built around a double-height living volume with a sculptural staircase.
5 Bedroom Villa
4,636 sq ft
Standalone, Type A in a contemporary glass-fronted idiom and Type B in a warmer, terraced treatment.
6 Bedroom Villa
4,930 sq ft
Standalone, in three elevations, A, B and C. The largest format in the release and the only one priced above AED 1,000 per sq ft.
Townhouses are sold in plexes
4, 6 and 8 unit blocks
Azizi arranges townhouses in named plex compositions rather than uniform rows: 4 Plex Novoli (4-3-3-4), Tasso (3-3-3-3) and Spada (4-4-4-4); 6 Plex Novoli (4-3-3-3-3-4) and Spada (4-4-4-4-4-4); and an 8 Plex Spada (4-3-3-3-3-3-3-4). Which plex a unit sits in decides whether it is a corner or an inner home, which is worth confirming before you reserve.
Two size sets are in circulation
10 to 108 sq ft apart
The price sheet quotes starting areas of 2,224, 2,660, 3,714, 4,636 and 4,930 sq ft. The published floor-plan schedule gives 2,214, 2,600, 3,822, 4,636 and 4,955 sq ft for the same formats. The four-bedroom villa is the outlier at 108 sq ft, roughly AED 97,000 at the sheet rate. Prices here are struck against the sheet figures; confirm which set your SPA uses.
Size bars run from 0 to 5,000 sq ft. Ranges are the published minimum and maximum for each type.
Amenities
What is inside Azizi Florence Clusters 1 and 2
- Azizi Bardini Park, 1.7 million sq ft signature park at the centre of the community
- 3,000-seat outdoor amphitheatre
- 32 activity zones and 16 dining destinations within the park
- Botanical garden, zen garden, glow garden and sculpture park
- Clubhouse and cluster park in each of the six clusters
- Community mall
- Swimming pools, tennis, basketball and volleyball courts
- Running, walking and cycling tracks
- Skating park and dancing fountains
- Kids play area, mini golf and pet park
- Outdoor wellness plaza and fitness blocks
- Weekend market, food trucks and outdoor theatre
- EV charging stations and 837 park parking spaces
Render: Azizi Developments
Azizi puts the community total at 108 amenities. Most of these serve the whole 30 million sq ft masterplan rather than Clusters 1 and 2 alone, and no delivery date has been announced for the community-scale items, so treat them as the eventual setting rather than as what exists at handover.
Developer-published drive times, off-peak and untimed. Rings at 10-minute intervals.
Location intelligence
Um Fanain, fronting Sheikh Mohammed Bin Zayed Road
- Sheikh Mohammed Bin Zayed Road (E311)0 min
- Sharjah International Airport10 min
- Sharjah University City10 min
- Emirates Road (E611)15 min
- Dubai International (DXB)20 min
The community fronts the E311 directly, which is the road that threads Dubai, Sharjah and Ajman, with Emirates Road (E611) behind it as the alternative. Twelve gates open onto the surrounding network and 49 km of internal roads run inside. Sharjah has no metro or rail and none is under construction, so plan for permanent car dependence. All times above are developer-quoted and almost certainly off-peak; the Sharjah to Dubai run at peak is the figure that decides whether this address works, and it is not one any developer publishes.
Property ownership and regulation in Sharjah
UAE property law is set emirate by emirate, not federally. What follows applies in Sharjah and does not carry across to other emirates.
- Regulator
- Sharjah Real Estate Registration Department (SRERD)
- Property register
- Sharjah real estate register
- Foreign ownership
- No freehold for non-GCC nationals. Usufruct only, up to 100 years
Ownership in detail
Article 4 of Law No. 5 of 2010 restricts ownership of real property rights to UAE and GCC nationals and to companies wholly owned by them. Under Executive Council Resolution No. 26 of 2014, other foreign nationals may hold a usufruct right for a maximum of 100 years, only within areas specified by the Government of Sharjah and only after special approval from the Ruler. Law No. 2 of 2022 updated the 2010 law. This is a materially different proposition from Dubai or Abu Dhabi freehold and should not be described as ownership.
Could not verify. Repeated across the market but not confirmed against a primary source.
- We have not confirmed a Sharjah-specific off-plan escrow statute equivalent to Dubai Law No. 8 of 2007 against a primary source. Treat escrow arrangements here as contract-specific until verified.
Sources: u.ae, www.lexology.com.
Verified fact sheet
Get the current numbers for Azizi Florence Clusters 1 and 2, unit by unit
One reply from an adviser who has priced the current release. No obligation, and we never sell your details.
- Units released this week, with prices
- The payment schedule in writing
- Floor plans, chargeable areas and plot sizes
- Our score reasoning, factor by factor
Who is behind it
Azizi Developments
- Founded
- 2007
- Headquarters
- Dubai, United Arab Emirates
Questions buyers ask
Answered from the record, not the brochure
Anything not covered here, an adviser will answer against the same sources.
Ask a question01What is the starting price at Azizi Florence Clusters 1 and 2?
AED 1,890,000 for a three-bedroom townhouse from 2,224 sq ft, which is about AED 850 per sq ft of saleable area.
02What do the other formats cost?
AED 2,260,000 for a four-bedroom townhouse from 2,660 sq ft, AED 3,350,000 for a four-bedroom villa from 3,714 sq ft, AED 4,200,000 for a five-bedroom villa from 4,636 sq ft and AED 4,950,000 for a six-bedroom villa from 4,930 sq ft.
03What is the price per square foot?
About AED 850 for both townhouse formats, AED 902 for the four-bedroom villa, AED 906 for the five-bedroom and AED 1,004 for the six-bedroom. The six-bedroom is the only format on the sheet above AED 1,000 per sq ft.
04What is the payment plan?
A 30/70: 10 per cent on booking, then 5 per cent each at 90, 270, 450 and 630 days, with the remaining 70 per cent on completion. Every instalment is triggered by elapsed days rather than by a construction milestone, so payments do not track build progress.
05When does it hand over?
The completion instalment is dated 31 July 2029. That is the developer’s own date on the payment sheet rather than a regulator’s, and other Azizi Florence material gives December 2029, so get the dated schedule written into the SPA.
06How many homes are in Clusters 1 and 2?
2,153: 1,300 in Cluster 1 and 853 in Cluster 2, about a fifth of the 10,702 planned across the whole community. Both clusters are townhouses and villas only.
07Can a foreigner buy freehold here?
Not established. Sharjah grants ownership eligibility to individual registered projects approved by the Executive Council rather than to districts, and the tenure type for Azizi Florence is not stated in the launch material or on the price sheet. Request written confirmation of the title type, its availability to your nationality, and the project registration reference.
08Is my payment protected?
Sharjah requires project escrow with a department-approved trustee under Executive Council Resolution No. 37 of 2024, releasing funds against construction progress certified by licensed engineering consultants. A developer bank guarantee worth 20 per cent of construction value unwinds in four tranches, the last only once mortgages are discharged, utilities connected and title deeds issued. Confirm the escrow account against the Sharjah Real Estate Registration Department.
Enquire
What you get back on Azizi Florence Clusters 1 and 2
Current availability
Which units are actually released this week, with prices per unit rather than a “from” figure.
Payment schedule in writing
The split the developer will commit to in the SPA, not the one portals circulate.
Floor plans and plot sizes
Chargeable area, plot dimensions and the layout for each unit type, so you can compare the price per foot like for like.
Independent research, not a broker. No obligation, and we never sell your details. Record last reviewed 5 Sep 2026.
Register your interest
Three fields. An adviser replies personally with the material listed on the left.
No obligation. We never sell your details.
Where this sits
How we checked this
Sources and verification
6 documents · reviewed 5 Sep 2026
- Azizi Florence price and payment plan sheet, Clusters 1 and 2, developer material, September 2026Document
- Azizi Florence factsheet, Azizi DevelopmentsDocument
- Azizi Florence masterplan, Azizi DevelopmentsDocument
- Azizi Florence townhouse and standalone villa brochures, Azizi DevelopmentsDocument
- Sharjah Executive Council Resolution No. 37 of 2024Document
Project escrow
- Sharjah Law No. 2 of 2022 amending Law No. 5 of 2010Document
Ownership
Figures as at September 2026.