Key takeaways
- ORAYA at Marjan Beach, Ras Al Khaimah: on October 1, 2026, the developer announced its first UAE project. It is a fully furnished residence co-branded with an international hospitality brand.
- A rise to read with perspective: ORAYA cites an independent analysis showing that prime apartment prices on Marjan Beach climbed over 30% in 2025. The figure comes from the developer and has not been verified by a third party.
- Pricing still unknown: prices, unit count and delivery date will be published in the coming weeks. More ORAYA projects are in preparation in the UAE.
- A district getting denser: ORAYA joins Evermore (Beyond Developments, over AED 25bn) and The Strand (RAK Properties) in the same area. All face the Wynn Al Marjan, due in 2027.
- A price benchmark exists: Le Château, within Evermore, starts from AED 2.1M with delivery in Q4 2029. It serves as a comparison point until ORAYA publishes its pricing.
Annual prime price growth on Marjan Beach, 2025 : +30% and above
What exactly does ORAYA's announcement contain?
ORAYA Developer's announcement boils down to one sentence. It is a first Emirati project: a fully furnished residence on Marjan Beach, Ras Al Khaimah, delivered with an international hospitality brand that the developer does not name. The press release is dated October 1, 2026 and was distributed via GlobeNewswire. It is a positioning announcement, not a commercial launch. No unit is yet on sale with a price list.
What is known, what is still to come
Three elements are established: the location (Marjan Beach), the format (furnished, co-branded residence) and the developer's intention to launch further projects in the Emirates. The rest is still missing.
| Information | Status as of October 9, 2026 |
|---|---|
| Location (Marjan Beach) | Announced |
| Furnished, co-branded format | Announced |
| Hospitality brand partner | Not disclosed |
| Price list and unit types | To be published |
| Number of units | To be published |
| Payment plan | To be published |
| Delivery date | To be published |
Without these five data points, no net yield calculation is possible. Any numerical projection on this programme would be speculation, not analysis.
How to read the 30%-plus figure
The press release states that prime apartment prices on Marjan Beach rose by more than 30% over one year in 2025. It draws on an independent analysis that ORAYA does not detail. This figure is therefore a sourced sales argument. It is not a statistic from the Dubai Land Department or the Ras Al Khaimah land registry.
> 30% (developer figure)Annual prime price growth on Marjan Beach, 2025 · GlobeNewswire, ORAYA Developer, October 1, 2026Treat it as a momentum indicator, not as a basis for calculation. To compare concrete entry tickets in the same area, our price analysis by Wynn phase offers verifiable benchmarks. So does our study of rental yields by micro-zone in Ras Al Khaimah. Both are independent of a developer's press release.
Why Marjan Beach is attracting developers in 2026
The area is turning into a hub. Several developers are settling around a single catalyst: the future Wynn Al Marjan integrated resort. The latest to join the waterfront is ORAYA, which arrives after two players already in position.
The first is Beyond Developments, a subsidiary of the OMNIYAT group. Its Evermore programme is worth over AED 25bn and faces the Wynn Al Marjan. Le Château, within Evermore, starts at AED 2.1M with delivery in Q4 2029, as detailed on our page on Le Château. The second is RAK Properties, the emirate's longstanding player, with The Strand.
from AED 2.1M, delivery Q4 2029Le Château (Evermore), launch price · Beyond Developments, Evermore commercial communicationA third name changes the picture. A developer does not commit to a first UAE project without studying demand, available land and the price trajectory. On October 1, 2026, ORAYA announced a fully furnished residence on Marjan Beach, in partnership with an international hospitality brand. This convergence confirms that a prime waterfront is forming around the future integrated resort. It does not, in itself, guarantee the performance of each programme.
The underlying driver remains tourism. It feeds short-term rentals, which the Wynn timeline should strengthen when the resort opens in early 2027. The branded furnished format targets precisely this segment. The investor buys a rental-ready asset backed by a recognised brand.
| Player | Programme | Positioning |
|---|---|---|
| Beyond Developments (OMNIYAT) | Evermore | Over AED 25bn, facing the Wynn Al Marjan |
| RAK Properties | The Strand | The emirate's longstanding developer |
| ORAYA | Co-branded furnished residence | First UAE project, pricing not published |
Prime prices have already reacted. According to ORAYA, citing an independent analysis, prime apartments on Marjan Beach rose by more than 30% in 2025. The figure comes from the developer's release. Read it as a benchmark, not a promise of future gains. To place this area against the rest of the emirate, our rental yields in RAK in 2026 compares the micro-zones. Our analysis of prices by Wynn phase shows how each construction milestone repriced the waterfront towers.
How to position yourself before prices are published
The right reflex before ORAYA publishes its pricing has three parts. Register early, check the project's compliance as soon as it is announced, and prepare your financing in advance. An expression of interest is not a commitment. It simply puts the investor at the top of the list. Early buyers generally secure the best prices and the most flexible payment plans, before the market adjusts the price lists. Until ORAYA publishes a price, no payment is due. In this market, the useful window is not about rushing. It is about preparing, so you can sign quickly and calmly the day the numbers come out.
Le Château as a price benchmark
Without an ORAYA price list, you need a reference point. Le Château, within Evermore in Ras Al Khaimah, acts as that benchmark. The programme is offered from AED 2.1M with delivery in Q4 2029.
From AED 2.1M · delivery Q4 2029Le Château, entry ticket · Beyond Developments, Evermore commercial communicationThis level lets you place ORAYA's offer as soon as it is published. A marked gap, up or down, will need to be justified by location, finish level or co-branding. The developer also cites a rise in prime prices on Marjan Beach of over 30% in 2025. Handle this figure with caution, as it comes from the developer itself.
The three checks to make as soon as prices are published
- Project compliance. Check the project's RERA registration and the existence of the DLD/RERA escrow account before any payment. The Dubai Land Department lets you verify a programme's status.
- Co-branding contract. Read the hotel management fees, how the rental pool works, the service charges and the owner's usage rights. These items determine net yield far more than the purchase price does.
- Payment plan comparison. Set ORAYA's price list against Centara Mirage and Le Château. Compare the entry ticket as well as the payment schedule.
Preparing financing and structuring
If you invest from France, Belgium, Switzerland or Canada, prepare the purchase before the announcement. That means arranging the transfer of funds, choosing the ownership structure (personal name or company) and checking the tax treatment in your country of residence. This is precisely the type of trade-off we frame for our clients, through our advisory services. To put numbers on it, the net yield calculator gives a first order of magnitude before you commit.
What risks should you watch in Ras Al Khaimah?
Yes, Ras Al Khaimah carries real risks: a dense supply pipeline, a developer with no UAE track record and a price rise that should not be extrapolated. None undermines the thesis, but each is managed through project selection. The price gap with Dubai, the Wynn timeline and the rental yield in RAK remain solid arguments for a selective buyer.
A sizeable supply pipeline
Deliveries expected between 2028 and 2030 are concentrated in the same area. If several towers open at nearly the same time, rents on mid-tier projects may come under pressure. This applies to projects with no strong brand or distinctive location. Mid-range products will be the first exposed. A beachfront asset backed by a hospitality brand will let more easily than a standard apartment set back from the beach.
A developer with no delivery history
ORAYA has delivered no project in the UAE to date. This is the sharpest limit of this operation. Without local references, credibility rests on verifiable safeguards. Check the hospitality partner's signature, the regulator-supervised escrow account and a payment schedule tied to construction progress. The younger the developer, the more these three points weigh in the decision. By comparison, Le Château at Evermore is backed by Beyond Developments. The programme is worth over AED 25bn, faces the Wynn Al Marjan, and starts from AED 2.1M with delivery in Q4 2029.
Don't extrapolate the 30% rise
ORAYA cites an independent analysis according to which prime prices on Marjan Beach rose by more than 30% over one year in 2025. This data comes from the developer itself. It also describes a cycle peak, not a projection for 2026-2028. A pace of this magnitude remains exceptional, and relying on it to size a financing plan would be a mistake. The sound logic is to buy on the price differential with Dubai and on yield, not on a repeat of a record year. Our analysis of the Wynn timeline in 2027 shows that repricing happens in steps, not in a straight line.
Location and developer drive valuation
Between two projects on Marjan, the value gap widens on two criteria. The first is distance to the beach and the Wynn. The second is the strength of the developer. A front-row unit with direct sea access keeps its resale premium. A set-back project, delivered alongside ten others, loses it. These are the trade-offs we frame for our clients before any payment, through our advisory services.
These risks are manageable, and they don't change the fundamentals. Ras Al Khaimah offers an entry ticket well below Dubai's, 0% tax on rental income and a demand engine driven by the Wynn opening. The right reflex is to select, not to abstain.
Our take: a selective buy signal
Yes, ORAYA's launch on Marjan Beach is a buy signal, but a selective one. The developer had published no pricing as of October 1, 2026, so nothing can be signed yet. On the other hand, the launch phase remains the moment when the gap between entry price and market price is widest. This is not a bet on a brand. It is a trade-off on timing.
The framework matters more than the project itself. The UAE applies 0% tax on rental income and capital gains, and the dirham is pegged to the dollar. Established rental markets show gross yields of 5 to 8%. In Ras Al Khaimah, this framework comes on top of an entry ticket still well below Dubai's, as detailed in our analysis of yields by micro-zone in Ras Al Khaimah.
Marjan Beach is now gathering capital and developers around the Wynn, whose opening is expected in early 2027. ORAYA cites, via an independent analysis, a rise of over 30% in prime prices in 2025. This figure comes from the developer. Read it as a momentum indicator, not a promise of performance. Entering at launch remains the most favourable position, before the Wynn-linked repricing is fully built into price lists.
Here is the sequence to follow:
- Run the numbers before signing. A branded furnished unit is judged on net yield, after management and service charges. The net yield calculator gives this reading in a few minutes.
- Compare on the documents. As soon as prices are published, set ORAYA against Le Château, within Evermore, offered from AED 2.1M with delivery in Q4 2029. Price per sqm, payment plan and timeline are all comparable line by line.
- Get properly framed. This is precisely the trade-off we handle for our clients, from programme selection to France-UAE tax structuring. See our services.
Bottom line: don't pay the premium of the rumour, but don't let the window close. Prepare your comparison grid now, and act the day prices drop.
Further reading
Three complementary reads from the Level8 journal:
- Centara Mirage Beach Resort: what entry ticket in 2026? — Studios at Centara Mirage Beach Resort Ras Al Khaimah start around AED 900,000 (~EUR 230,000). Sea-view 1-bedrooms start around AED 1.4M. The payment plan is spread out, with a targeted net hotel yield of 6-8% and delivery announced for 2026-2027.
- RAK before 2027: what the Wynn opening changes on timing — The entry window in Ras Al Khaimah closes before the Wynn opens in 2027. In casino-resort markets, repricing is concentrated in the 18 to 36 months before opening. Premium new-build in Al Marjan remains 30 to 45% below Dubai, with 0% tax on rental income.
- Investing in Al Marjan Island: prices by Wynn phase 2026-2027 — Investing in Al Marjan Island in 2026 is a question of timing. Off-plan prices range from AED 18,000 to 24,000/sqm depending on Wynn's progress, with the opening confirmed for early 2027. Each construction milestone passed has historically repriced the waterfront towers.
FAQ
What information is still missing on the ORAYA project at Marjan Beach?
As of October 9, 2026, ORAYA has announced the location and the furnished, co-branded format. It has not announced the price list, unit count, payment plan or delivery date. The partner hospitality brand is not named either. Without this data, no serious net yield can be calculated.
How should the 30%-plus rise cited by ORAYA be interpreted?
This figure comes from the developer's press release, which cites an independent analysis without detailing it. It is not an official land registry statistic. It indicates momentum in prime prices on Marjan Beach in 2025, but it is not a basis for calculating an investment.
At what price can you enter Marjan Beach today, while waiting for ORAYA?
Le Château, within Evermore (Beyond Developments, OMNIYAT group), starts from AED 2.1M with delivery in Q4 2029. This entry ticket serves as a comparison benchmark until ORAYA publishes its pricing.
Why position yourself before the prices of a new programme are published?
The pre-launch phase generally gives access to the best unit types and initial payment terms, before general commercial opening. The risk is committing capital without a final price list. You need to set a budget and compare with programmes that are already priced.
What yield can you expect from a co-branded furnished residence in Ras Al Khaimah?
No figure has been published for the ORAYA project. For the area, gross yields observed in Dubai and the northern Emirates range from 5 to 8%. The furnished format targets short-term rentals, driven by the Wynn Al Marjan opening in early 2027. Net yield will depend on prices and charges, which are still unknown.
How can an international investor buy off-plan in Ras Al Khaimah from abroad?
The purchase is made remotely through a contract signed with the developer. Payments are staged according to the programme's payment plan. Support such as Level8's lets you compare projects, frame the budget and coordinate cross-border tax aspects, at no extra cost on top of the developer's price.
Sources
The figures and rules quoted in this article come from the following sources :
