Marbella Villas II

About Marbella Villas II

Marbella Villas II is the finished article in the Mina portfolio: 89 townhouses and villas on Hayat Island, delivered in the fourth quarter of 2024 and sold out by the developer. It was the second release of the Marbella series, with 2, 3 and 4-bedroom homes from about 1,928 to 4,300 sq ft, including three beachfront four-bedroom villas.

The layout is a private gated cluster within Hayat Island, built around a residents’ clubhouse with separate gyms, two temperature-controlled outdoor pools, a café, waterfront sun loungers, terraces and a children’s play area. The wider island supplies the promenade, the parks, the beach clubs and three resort hotels.

What to weigh. First, you are not buying from RAK Properties. The developer sold out, the buildings are two years old, and every transaction now is a resale between private owners. That changes the questions: service charge history, snagging record, whether the owner has paid the community fees, and what the villa actually rents for.

Second, the price. The portal shows from about AED 1.75 million, which on a 1,928 sq ft two-bedroom works out near AED 909 per sq ft — roughly half the per-square-foot rate of the apartments on the same island. Villa and townhouse pricing in Ras Al Khaimah is a different market from apartment pricing, and this is the clearest example in the portfolio.

Third, the product mix. Fifty-seven of the 89 homes are two-bedroom townhouses of about 1,928 sq ft; 18 are three-bedroom at 2,514 sq ft; 11 are four-bedroom at 3,819 sq ft; and three are beachfront four-bedrooms at 4,300 sq ft. The two-bedroom dominates, which means the resale market for two-bedrooms is the most liquid and the most competitive.

Fourth, the post-handover legacy. The launch plan was a 40/60 with an optional three-year post-handover schedule at 10% down. Some owners will still be paying that schedule, which matters if you are buying from one: the developer’s consent and the transfer mechanics have to be arranged, and it can slow a sale.

Compiled November 2026 from RAK Properties’ Marbella Villas II project page and factsheet (unit mix, sizes, payment plan, completion, clubhouse amenities) and the listing portal’s record for the portal-listed resale price. The developer publishes no current price list: the project is sold out.

Homes, sizes and price

The published mix is four types across 89 homes. RAK Properties does not publish resale prices, so only the sizes are official; the price column reflects what the portal records across the project rather than a per-type quote.

The portal’s from-price of about AED 1.75 million is the entry to the project, which on the two-bedroom average is roughly AED 909 per sq ft. At that rate a three-bedroom would imply about AED 2.29 million and a four-bedroom about AED 3.47 million, but these are arithmetic rather than asking prices — ask for the comparables.

The three beachfront villas are the ones to watch. In a community of 89 homes, three units set the ceiling for the whole development, and their sale prices are the best evidence of what the beach premium is worth on Hayat Island. If one trades, note the number.

Compare like with like before deciding between a villa here and an apartment at Cape Hayat or Quattro Del Mar: the villa buys space, a garden and a private entrance; the apartment buys amenities, sea views and a lower entry price.

Price and payment plan

The original launch plan was a 40/60 with 10% down, and an optional three-year post-handover schedule at the same 40/60 split. On a resale, the plan is whatever remains on the seller’s contract.

If you are taking over a post-handover schedule, get the developer’s written consent before you pay a deposit, and check whether the deferred balance carries a markup. RAK Properties has to approve the transfer, and the timeline for that approval is the single most common cause of delay in these transactions.

On a completed villa, also budget for the annual community charge and any owners’ association arrears attached to the unit. In a gated cluster with two pools and a clubhouse, those charges are the running cost that decides whether the villa is a good hold.

Amenities

The residents’ clubhouse is the amenity: separate gyms with what the developer describes as state-of-the-art equipment, two outdoor temperature-controlled pools, a fully operational café, waterfront sun loungers, terraces and a children’s play area.

Beyond the gate, Hayat Island supplies the community park, playgrounds, the waterfront promenade, seafront dining and retail, and cycle and pedestrian paths, with the beach a short walk from most of the cluster and directly in front of the three beachfront villas.

Because this is a completed community, the amenity question is now a maintenance question: are the pools running, is the café let, is the gym equipment serviceable, and what does the clubhouse cost each owner per year. Walk it before you offer.

Where it is

Marbella Villas II is on Hayat Island, the established residential island within Mina Al Arab, on the beachfront side. It is a gated cluster inside a masterplan that already has its hotels, promenade and parks built, which is the practical advantage over the newer Raha Island addresses.

RAK Properties puts Ras Al Khaimah International Airport at 15 minutes and central Dubai at 45 by car, and the factsheet notes the emirate’s mountains and coastline as the setting. The nearest resorts — InterContinental, Anantara and Nikki Beach — are inside the same masterplan.

For a family buying a home rather than a yield, this is the most straightforward position in the portfolio: a finished neighbourhood, a private gate, a beach and a school-run drive that does not depend on a district being completed around you.

At a glance

• 89 townhouses and villas on Hayat Island, delivered Q4 2024.
• 57 two-bedroom (1,928 sq ft), 18 three-bedroom (2,514), 11 four-bedroom (3,819), 3 beachfront (4,300).
• Sold out by the developer; all transactions are now resale.
• Portal-listed from about AED 1.75 million — roughly AED 909 per sq ft.
• Residents’ clubhouse with two pools, separate gyms and a café.
• Original plan 40/60 with an optional three-year post-handover.
• The portal still lists it as under construction; it is not.

What we verify before you reserve

• Title deed in the seller’s name, and the community charge statement.
• Whether the seller is still on a post-handover plan, and the developer’s consent to transfer.
• Service charge history and any arrears.
• Snagging and any structural warranty still running.
• Whether the villa has a private pool, garden or beach frontage, and at what size.
• Recent sales of comparable villas in the cluster, not in Mina generally.
• Rental history if the villa has been let, and any short-let licence.
• The condition of the clubhouse, pools and landscaping.