Buying property in Ras Al Khaimah as a foreigner: Al Marjan Island, prices, yield and risks

Ras Al Khaimah, or RAK, is the northern emirate that has become the UAE's beach-and-resort bet. Foreigners can buy freehold in designated areas, mainly Al Marjan Island, Mina Al Arab and Al Hamra Village. Prices rose fast in 2024 and 2025 on the back of the Wynn Al Marjan Island resort, which has been moved to open in September 2027, but 2026 looks different: ValuStrat put the annual price rise at 5.4%, the slowest in two years, and Khaleej Times reported small price falls in the second quarter. Average gross yield is about 5.3% according to ValuStrat, buying costs are about 4% of the price, and 13,800 homes are due by the end of 2028. Figures are indicative as of October 2026 and are not a promise for any single unit. For the Dubai picture see Dubai property prices and buying costs.

Where foreigners can buy

Foreign freehold ownership in RAK is limited to designated areas. The ones buyers meet most often are:

• Al Marjan Island: an artificial island with beachfront apartments and hotels, and the site of the Wynn resort; most new off-plan launches are here
• Mina Al Arab: a waterfront community of apartments and townhouses with a more residential feel
• Al Hamra Village: a golf and marina community with villas and apartments, the main villa market

Other freehold buildings and areas exist, so always confirm with a lawyer that the specific plot or building is freehold for foreigners before you commit. The real estate sector is governed by RAK Law No. 12 of 2023, and the emirate's regulator RERA-RAK supervises developers and escrow accounts.

The Wynn effect

The integrated resort planned by Wynn Resorts on Al Marjan Island, with about 1,530 rooms and suites and a casino, is the main reason investors are looking at RAK. Its cost has risen to about 5.7 billion US dollars, and the opening has moved from the first quarter to September 2027 after supply-chain and shipping delays. Brokers expect it to bring a new wave of tourists and jobs, and with them demand for rentals and for short-term lets. That is an expectation, not a result: the resort has not opened, a delay would hit the story, and a lot of the benefit may already be in prices.

Prices: read which metric you are looking at

RAK figures vary widely by source because they measure different things:

• ValuStrat, a valuation firm, put the weighted average residential price at about AED 1,006 per sq ft in the second quarter of 2026, which is about AED 10,800 per m2 or 2,600 euro per m2 at 4.13 dirhams to the euro (our conversion). It put Al Marjan Island apartments at around AED 1,160 per sq ft.
• Bayut's annual report put prime apartments at a record AED 2,428 per sq ft in 2025, about AED 26,100 per m2 or 6,300 euro per m2, and villas at about AED 1,211 per sq ft, around 3,150 euro per m2.
• Developer and broker pages for new waterfront launches on Al Marjan Island show asking prices of about AED 2,640 to 3,150 per sq ft, roughly 6,900 to 8,200 euro per m2.

The gap is mostly valuation averages across all stock against asking prices for new, branded and waterfront units, so compare like with like and ask which one a seller quotes. On the direction: ValuStrat's index was up 5.4% in the year to the second quarter of 2026, apartments up 5.8% (Al Marjan Island up 9.4%) and villas up 4.6%, led by Al Hamra. Khaleej Times reported apartment prices up 6.5% and villas up about 6% over the first half, then small falls in the second quarter: apartments down 0.7% and apartment rents down 1.4%.

What a budget buys

As an illustration (our arithmetic), AED 1,000,000, about 242,000 euro, buys roughly:

• 990 sq ft (about 92 m2) at the ValuStrat average of AED 1,006 per sq ft
• 410 sq ft (about 38 m2) at the Bayut prime-apartment price of AED 2,428 per sq ft

The same budget buys far less on Al Marjan Island at launch prices, which is why the choice between a resale unit and a new waterfront launch matters more here than the emirate average.

Yields: what RAK pays

ValuStrat puts the average gross yield at about 5.3% for both apartments and villas in the second quarter of 2026. Property Monitor data cited by brokers put key communities at about 6% to 9% in the first quarter. One aggregator's calculation puts long-term yields on Al Marjan Island apartments much lower, about 2.2% to 3.4%, because launch prices are high against rents, and brokers quote annualised short-term yields of 8% to 11% gross for actively managed units, with 10% to 14% in the high season from October to April. Read those short-term numbers with caution: they are broker figures, they depend on occupancy and on a holiday-home permit, and after fees and low-season months net is often close to a long-term let. After service charges, management and vacancy, expect net to be roughly 1.5 to 2 points below gross; this is our rule of thumb, not RAK data. We cover the method in Dubai rental yield and investment.

Supply and the 2026 cooling

RAK is a small market. ValuStrat counted 1,274 sales worth about AED 1.35 billion in the first half of 2026, which is a tiny fraction of Dubai's volume, and resale takes longer. Consultants count 13,800 homes due by the end of 2028, with about 2,200 in 2026, 4,700 in 2027 and 7,500 in 2028, and another report expects about 25,600 by 2030, 97% of them apartments. Most of the supply is apartments, near the time the Wynn resort is meant to open, so rents depend on how many tenants and guests actually arrive. Khaleej Times described early signs of cooling in the second quarter of 2026. A regional conflict that began on 28 February 2026 also hit sentiment across the Gulf; check the current situation and treat it as a risk you cannot forecast.

Off-plan and developer rules

Most new stock is off-plan. Under RAK's rules RERA-RAK approves projects and escrow accounts, escrow trustees are registered, and buyers have rights to information about the project. The same practical checks apply as anywhere in the UAE: the project is registered, the escrow account exists, the developer has delivered before, and your payment goes to the escrow account and not to the developer directly. Read off-plan investment risks in the UAE before paying instalments, and be careful with promised returns: see guaranteed rental schemes: the catch.

What buying adds to the price

Reported fees for a simple purchase:

• Registration fee: 2% of the market value paid by the buyer at the municipality; some sources describe 2% from each side, so confirm who pays what.
• Plan issuance AED 200 and title deed AED 200.
• Mortgage registration, if you borrow: 0.1% of the loan.
• Agent commission: customarily 2% plus 5% VAT, not fixed by law.

As an illustration, on a AED 1,000,000 apartment where the buyer pays the registration fee and an agent, the total is about AED 41,400, or 4.1%, before mortgage costs. That is lower than the roughly 7% in Dubai. Registration is listed as taking three working days.

Residence visa through property

A property worth at least AED 2,000,000 can support a 10-year golden visa, and several properties can be combined; RAK prices let some buyers reach the threshold with less money than in Dubai. A mortgaged property can qualify with a bank certificate, but sources disagree on the exact conditions for mortgaged and off-plan units, and the rules changed in 2026, so confirm with the authority before paying. The full picture is in the Dubai golden visa guide, which applies in principle across the UAE.

Holiday homes

To let a unit short term in RAK you need a holiday-home permit from the RAK Tourism Development Authority, which involves an inspection and classification, and tenants need the landlord's no-objection certificate. Fees change, so check them with the authority. Compare the rules with short-term rental rules in the UAE.

RAK or Dubai

• Entry price: RAK's average is far below Dubai's, but new waterfront launches on Al Marjan Island are priced like Dubai's better areas.
• Liquidity: Dubai is much deeper; RAK is thin, and you may wait to sell.
• Yield: RAK's average gross is about 5.3% against Dubai's about 5% to 6% in prime areas; the real difference depends on the unit and on short-term demand.
• Costs: about 4% against about 7% in Dubai.
• Catalyst: RAK depends heavily on the Wynn opening and on tourism, which Dubai does not.
• Location: RAK is roughly an hour by road from Dubai and quieter, with a seasonal holiday market.

For the comparison with European markets, see Dubai vs Europe for investment.

Risks to price in

• A single catalyst: part of the price rise is a bet on the Wynn opening on time and on the tourists it brings.
• Supply: 13,800 homes by 2028, mostly apartments, in a small market.
• Slowing prices: the 2026 numbers show growth slowing and small quarterly falls.
• Thin resale market: few transactions mean wide price gaps and long selling times.
• Seasonality: strong holiday demand from October to April, weaker summers.
• Regional conflict: the war that began on 28 February 2026 is a risk for the whole Gulf.

Tax on the income

The UAE has no personal income tax, and individuals' income from real estate is reported to be exempt from corporate tax, while your home country may still tax the rent depending on your tax residency and treaties. Confirm with an adviser; see also capital gains tax on selling property in the UAE.

Who RAK suits

• Buyers who want a beach property with a lower entry price and accept a seasonal holiday market
• Investors who accept the Wynn opening as a bet and can hold through delays and supply
• Buyers of ready units with a visible rental history rather than off-plan buyers relying on projections

FAQ

Can foreigners buy property in Ras Al Khaimah? Yes, with freehold ownership in designated areas such as Al Marjan Island, Mina Al Arab and Al Hamra Village. Confirm the status of the specific plot or building with a lawyer.

What are the fees when buying in RAK? About 2% registration fee, small fixed charges of about AED 200 each, and an agent commission of about 2% plus VAT. On a AED 1,000,000 flat that is about 4%.

What is a good yield in Ras Al Khaimah? ValuStrat puts the average gross yield at about 5.3% and brokers cite 6% to 9% for key communities, which means roughly 3.5% to 7.5% after costs. Very high short-term figures depend on occupancy and a permit.

Will the Wynn resort push prices up? That is the expectation, but the resort has not opened, the date has already moved once, and much of the expectation may be in prices. Treat it as a possibility, not a forecast.

How we help

We help you compare emirates against your goal, set a budget with the real purchase costs, model gross and net return with realistic vacancy and service charges, and coordinate local lawyers and advisers. See also the UAE country page, the UAE property guide and the guide to Abu Dhabi.

This article is informational only and is not legal, tax or investment advice. Figures are indicative, come from market sources and change over time; confirm current numbers before you buy.