NB Collection

About NB Collection

The NB Collection is not really a development; it is a row of eleven houses. Launched in June 2024, it occupies a gated strip on Hayat Island between the shoreline of Angel Bay and the Nikki Beach Resort & Spa, with direct beach access and the InterContinental and Anantara resorts next door.

Every home is a four-bedroom beachfront villa, and the published material is consistent on the architecture — Mediterranean-influenced, with stone cladding, soft curves, porcelain tiles, reconstituted stone surfaces, high-gloss cabinetry and cove lighting — but less so on size. Some listings quote 6,500 to 7,782 sq ft across four types; others quote 4,528 to 5,020 sq ft. That is not a rounding difference, and it is the first question to put to the sales team.

What to weigh. First, scarcity cuts both ways. Eleven villas on the beachfront of a masterplan with thousands of apartments is a genuinely rare product, and scarcity supports resale. It also means a very thin market: at any moment there may be one or two available, and there is no meaningful comparable to negotiate against.

Second, the price. At AED 17 million for a four-bedroom villa, the per-square-foot rate depends entirely on which size is right: at 6,500 sq ft it is about AED 2,615 per sq ft, and at 4,528 sq ft it is about AED 3,754. Both are well above the island’s apartment rates, which is normal for beachfront villas and worth understanding before you negotiate.

Third, the product. These are designed as second homes and rental assets rather than family houses: private gated development, integrated gardens, direct beach, hotel facilities alongside. If you intend to let, the Nikki Beach adjacency is the commercial story, and it is also the noise story — ask what the resort’s events programme does to the villas closest to it.

Fourth, the developer has changed. RAK Properties is the same company that has delivered more than 3,100 units, but this is a hand-finished villa product with a completion date of December 2026 and no public construction updates. Ask to see the villa, not the render.

Compiled November 2026 from RAK Properties’ June 2024 launch announcement (villa count, type, location, finishes, amenities), its project listings, broker material for the size range and the listing portal’s record for the portal-listed price, handover and payment plan. The developer publishes no project page or price list for the NB Collection.

Homes, sizes and price

Eleven villas, all four-bedroom, in a private gated row. Sizes and prices are the least settled in the portfolio: the developer publishes neither, and the secondary sources disagree on both.

The discrepancy is large enough to change the deal. At AED 17 million, a 4,528 sq ft villa is AED 3,754 per sq ft and a 7,782 sq ft villa is AED 2,184 per sq ft — a 72% difference in the metric that matters most for a beachfront asset. Ask for the villa schedule with each plot’s built-up area, plot size and beach frontage before agreeing anything.

With eleven units, each villa is essentially unique: position on the strip, distance from Nikki Beach, width of beach frontage and whether the plot is on the corner. In a development this small, the plot matters more than the layout, and two villas of the same size can differ materially in value.

The price range from brokers — AED 17 million to AED 18.3 million — is probably a model and position difference rather than a market disagreement, but ask which villa each number refers to.

Price and payment plan

The plan recorded for the NB Collection is 10% on booking, 50% during construction and 40% on handover. RAK Properties does not publish it, so confirm it in the sale and purchase agreement.

On a AED 17 million villa, 50% during construction is AED 8.5 million before you get the keys, and the 40% at handover is AED 6.8 million. That is a cash-heavy structure for a product at this price, and it is worth asking whether the developer will accept a different split in exchange for a higher price, or a bank guarantee instead of early cash.

For a buyer at this level, the plan should be negotiated alongside the price and the payment currency. Ask what happens if completion slips past December 2026, and whether there is any compensation or exit right in the SPA.

Amenities

The amenity is the position and the hotel next door. Residents have direct beach access from the villas, use of the adjacent Nikki Beach Resort & Spa facilities, and access to the InterContinental Ras Al Khaimah Mina Al Arab Resort & Spa, the Anantara Mina Al Arab and the wider Raha Island amenities.

Within the gated development, the published features are integrated garden spaces, a private pool and outdoor pool deck, parking and 24-hour security, and — per the portal’s feature list — a gymnasium, barbecue facilities, landscaped gardens and a restaurant or café nearby.

The critical question is what part of that hotel access is contractual. Access to a resort’s facilities can be an informal arrangement, a paid club membership or a right written into the title. At this price, ask for the arrangement in writing, including what happens if the hotel changes operator.

Where it is

The NB Collection sits on Hayat Island in Mina Al Arab, on the beachfront between Angel Bay — the public beachfront that connects the island’s destinations — and the Nikki Beach Resort & Spa. The InterContinental and Anantara resorts are within the same stretch of coast.

Mina Al Arab runs along 3.5 km of coastline with protected mangroves and more than 7,000 trees, and RAK Properties puts central Dubai at 45 minutes by car and Ras Al Khaimah International Airport at 15.

The location argument for a villa at this price is that everything is walkable: beach, hotel restaurants, the promenade and the marina. The counter-argument is that Angel Bay is a public beach, so the frontage is not private in the way a gated villa community elsewhere might be. Walk the beach on a weekend before you buy.

At a glance

• Eleven four-bedroom beachfront villas on Hayat Island, launched June 2024.
• Gated strip between Angel Bay and Nikki Beach, with the InterContinental and Anantara nearby.
• Portal-listed from AED 17,000,000; brokers quote AED 17–18.3 million.
• Sizes disputed: 6,500–7,782 sq ft in one set of listings, 4,528–5,020 in another.
• Completion December 2026; plan recorded as 10/50/40.
• Private pools, gardens, direct beach access, 24-hour security.
• No project page or price list published by RAK Properties.

What we verify before you reserve

• The villa schedule: built-up area, plot size, beach frontage and position.
• The SPA plan, the delay clause and any compensation for late handover.
• What hotel access is contractual, and what happens if the operator changes.
• Title structure and whether the beach frontage is deeded.
• Service charge estimate for eleven villas sharing a gate and security.
• Construction progress, and a site visit rather than a render.
• Escrow and RAK Land Department registration.
• Any restrictions on short-term letting, and the resort’s events programme.