Costa Mare by Ellington: living with a private beach on Al Marjan Island
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Hello everyone. This time we are going outside Dubai. Al Marjan Islanda four tower resort scheme with a private beach in. Today, Costa Mare by Ellington is what we are looking at today!
For prices, taxes and the whole buying process, see our guide: Dubai Property Guide
Apartment types, current price range and location: see the project page
one of the fastest developing coastal destinations in the United Arab Emirates, Al Marjan Island, a group of islands built artificially in the emirate of Ras Al Khaimah. Ellington Properties is developing a large scale four tower scheme here with more than 900 residences. There are options from a studio to four bedrooms, from duplexes to villas and penthouses. Private beach access, infinity pools, wellness areas. Yes, you read that correctly: beachfront living in the real sense.
Prices
- Residences: AED 1,200,000and up
- Studio, one, two, three and four bedroom apartments, duplex, villa and penthouse
- Size: 37 m²and up
- Four towers, a total of 900’den fazla rezidans
- Location: Al Marjan Island, Ras Al Khaimah
An important note: This scheme is not in Dubai but in the emirate of Ras Al Khaimah. The same country, a different emirate and a different investment story. The tax advantages apply in exactly the same way (no property tax, no capital gains tax and no tax on rental income) and because the Golden Visa threshold is federal, property here counts as well. However the title transactions run through the Ras Al Khaimah land department rather than the Dubai Land Department.
Why Costa Mare?
Al Marjan Island: the most striking tourism investment in the region
This island is rising fast on the tourism map of the Emirates. The large scale hotel and entertainment investment made in the area has turned Al Marjan Island into one of the most talked about destinations of the coming years. In areas of this kind residential value is supported as the tourism infrastructure comes into use.
- Private beach access: The scheme’s own stretch of shoreline
- Ras Al Khaimah International Airport close by
- Dubai about 45 to 60 minutes by car
- Hotel, restaurant and entertainment investment continues on and around the island
- The Hajar Mountains and the nature tourism areas of Ras Al Khaimah close by
A more affordable entry than Dubai, a different structure of demand
Ras Al Khaimah is an emirate with a price per square metre markedly more affordable than Dubai. And the rental demand here comes from a different source: tourism and short term letting. The income a beachfront residence generates in the holiday season has a different dynamic from Dubai’s inner city apartments.
Daily life: resort living
A morning walk on your own beach, then breakfast by the infinity pool. Relaxing in the wellness area in the afternoon. The restaurants on the island in the evening. At the weekend the mountain and desert routes of Ras Al Khaimah, or the city life of Dubai an hour away by car. This scheme offers not an apartment but permanent living in a holiday resort.
Costa Mare rental yield
Rental income on Al Marjan Island works under two models. On long lets the gross yield is typically 6% to 7% band; higher than the central districts of Dubai because the entry price is more affordable. On short holiday lets depending on the occupancy rate the gross return can go higher, but management cost, cleaning, seasonality and the risk of empty days come into play.
In beachfront residences short term letting is generally more profitable but requires more work. Do not decide without comparing the net return of the two models for your own situation; we prepare that calculation on your behalf.
The shared areas and the details that set Costa Mare apart
- Private beach access: The scheme’s own stretch of coast; a privilege that is rare even in the Emirates.
- Infinity pools: Infinity pools looking onto the sea.
- Wellness areas: spa, fitness and relaxation sections.
- Upper floor social terraces: shared spaces with a panoramic sea view.
- Generous balconies: A design that brings the sea view inside.
- Villa and penthouse options: alternatives beyond apartments; for families and the upper segment.
- Four towers, 900+ residences: a scale that forms a community of its own.
- The design quality of Ellington Properties: A developer known in the Emirates for its design led approach.
Who is buying?
This project draws two groups. The first is tatil evi arayanlar: buyers who want to use it for part of the year and let it for the rest. The second is short term letting investors: those who want to benefit from tourism demand. It is also a realistic alternative for buyers who find Dubai prices high but want to own property in the Emirates. And for anyone wanting to reach the Golden Visa threshold, more than one property here, or a larger type, is a sensible route.
Frequently asked questions
Ras Al Khaimah Dubai’nin neresi? Ras Al Khaimah is a separate emirate, north of Dubai and about 45 to 60 minutes away by car. It is a quieter area, closer to nature and with markedly more affordable prices.
Can the Golden Visa be obtained here too? Yes. The AED 2 million threshold federal a rule that applies across the whole of the Emirates; your property in Ras Al Khaimah counts too.
Can I hold full title as a foreign national? Al Marjan Island is a freehold area; foreign nationals can hold full title.
Is 37 m² not very small? This is the size of the smallest studio type in the scheme. It is a liquid segment for holiday letting, but for your own use or for the Golden Visa threshold we would suggest looking at the larger types.
Is reliance on tourism investment a risk? Yes, this should be said honestly. The value of the area depends on the tourism infrastructure coming into use. If the planned investment is realised it is a strong story; if it is delayed, capital growth may be slower than you expect. Sensible for an investor with a long view.
Total cost: what you actually pay when you buy at Costa Mare
This is where the biggest advantage of the United Arab Emirates shows: no property tax, no capital gains tax, no tax on rental income. While an investor in the United Kingdom deals with stamp duty, income tax and capital gains tax on sale, in the Emirates none of these exists for an individual investor. In return there is a one off transfer cost. Let us calculate on an apartment worth AED 1,200,000:
| Item | Amount |
|---|---|
| Property price | AED 1,200,000 |
| Land Department transfer fee (4%) | AED 48,000 |
| Registration trustee fee plus VAT | AED 4,410 |
| Administration fee | AED 40 |
| Title deed issuance | AED 250 |
| Agency commission | Buying directly from the developer usually means None |
| Approximate total | AED 1,252,700 to AED 1,277,900 |
Government fees come to roughly 4.5% of the price; add the agency commission and the total acquisition cost lands in the 6-7% band. With a mortgage there is also a mortgage registration fee of 0.25% of the loan plus bank charges. On resales the developer’s no objection certificate (NOC) can cost between AED 500 and AED 5,000.
The only recurring item after that is the service charge: In the Emirates this charge is calculated per square foot per year and is supervised by the Ras Al Khaimah Municipality Land Department. It varies a great deal with the quality of the building and its amenities, and because it feeds straight into the net yield you should always ask for the current figure before buying. We obtain it for every apartment on your behalf.
Golden Visa: ten year residency through property
This is the biggest difference between investing in the Emirates and investing in the United Kingdom. Buying property in the UK gives you no right of residence; in the United Arab Emirates, AED 2 million owning residential property worth a ten year Golden Visa. The visa covers your spouse and children as well.
In this project the entry price sits below the threshold. An apartment at the AED 1,200,000 level is not enough on its own; roughly AED 800,000 more is needed to reach the threshold. The good news is this: the value of several properties can be combined. You can reach the threshold with a larger apartment in the project or with a second property; we work out which combination gets you there.
The rules were relaxed in 2026, and this matters:
- Mortgaged property is accepted as well. A "paid up amount" or a "50% equity" condition used to apply; now the total value reaching AED 2 million is enough.
- Off plan property counts too (provided it was bought from an approved developer). So you can spread the payments across the build and still reach the threshold.
- The value of more than one property can be added together. You do not have to buy a single expensive apartment.
Visa rules are updated from time to time, so we confirm the current conditions with you before an application. If residency is part of your plan, it belongs at the start of the purchase decision, not at the end.
The Costa Mare buying process, step by step
If you are buying from another country, the process runs like this:
- 1. Choosing the apartment and reserving it. We settle the floor plan, the tower and the aspect. The reservation form is signed and a down payment of usually 5-10% of the price is made.
- 2. Sale and purchase agreement (SPA). The contract with the developer is signed and the payment plan is fixed. The signature can be given remotely.
- 3. Oqood registration. An off plan purchase is registered with the DLD and the 4% DLD fee is paid at this stage. That registration is the official proof that the property is recorded in your name.
- 4. Escrow account. Your payments do not go into the developer’s pocket but into a RERA supervised escrow account, released as construction progresses. This is the single most important protection for an off plan purchase in Dubai.
- 5. Payment plan. Instalments tied to construction milestones, with the balance on handover.
- 6. Handover and title deed. Once the building is handed over the title deed is issued in your name.
You can manage the whole process from the country you are in; you do not have to come to the Emirates. There is no restriction on foreign nationals acquiring property in freehold areas.
Risks and what to watch for
We have set out the strengths; in fairness there are points to watch as well. For Costa Mare, these are the ones worth pausing on:
- Not Dubai, Ras Al Khaimah: A different emirate, a different land department and a different market dynamic; do not expect Dubai’s liquidity.
- Reliance on tourism investment: The value of the area depends on the planned hotel and entertainment investment being realised; if it is delayed, capital growth slows.
- Short lets bring a workload: Holiday letting raises the gross return but management, cleaning, seasonality and the risk of empty days are reflected in the net.
- A large scale of 900+ residences: at handover a large number of apartments may reach the rental market at once.
None of this makes the project a bad one, but there is a wide gap between buying with your eyes open and finding out afterwards. We give every client this list up front.
How does Costa Mare compare with the alternatives?
Before you decide, it is worth looking at the other projects in the same budget band:
- Cala del Mar: The same developer’s scheme on the same island at a more affordable entry price.
- CULLINAN by Binghatti: For anyone wanting a city centre address and a more liquid market in Dubai.
- Mercedes-Benz Places: An ultra luxury branded residence in Downtown Dubai.
We can work out together which project fits your goal, judged on budget, intended use and exit plan. For an overview, our guide to UK property investment for international buyers is worth reading too.
Answers to the most common questions on this topic: Can You Buy Property in Dubai in Instalments? How Payment Plans Work
