Marbella Villas 2

Two out of three homes have two bedrooms: the second phase of Marbella Villas bets on the compact format

Of the 89 villas listed in the Marbella Villas II brochure, 57 are two bedroom units. That figure sets the tone for this second phase that RAK Properties is developing on Hayat Island, in Mina Al Arab. The remainder splits between 18 three bedroom villas, 11 four bedroom villas and just 3 beachfront four bedroom villas. The developer isn't primarily chasing buyers for large family homes. It's offering an entry point into villa living on a coastline whose neighbours are international hotels and beach clubs. Handover is scheduled for September 2024, on a freehold basis.

57 two bedroom villas out of 89

This breakdown matters when reading the project. Roughly 64% of the scheme falls under the smallest typology, offered in six variants (A, A1, B, C, D and D1). The differences between these variants are minor and mostly come down to terrace size and whether a covered parking space is included. Some marketing materials mention five bedroom units. The official brochure plans show none: the lineup tops out at four bedrooms, something a buyer should confirm directly with the seller.

From 151 to 300 sqm of living space depending on the unit

A two bedroom villa offers between 150.95 and 152.76 sqm of villa space, spread over two floors. With a 22.25 sqm parking area and terraces of 6 to 8.5 sqm, the total reaches around 180 sqm. Three bedroom units climb to 185 or 187 sqm of living space, with a larger parking area (35.62 sqm) and terraces reaching up to 18.8 sqm for type D. The jump to the four bedroom villa is substantial. It comes in at 300.63 sqm of villa space and 354.92 sqm in total, nearly double that of a three bedroom unit.

Only three villas face the beach

The brochure sets apart one distinct category: the beachfront four bedroom villa, built in just three units. This is the clearest scarcity point in the whole scheme. These units have direct access to the shoreline and open views over the Arabian Gulf, while the rest of the homes overlook the community's landscaped pathways. For an investor, this tiny stock cuts both ways. It limits resale competition within this segment, but it also means comparable sales are hard to come by when estimating value.

Two temperature controlled pools in the residents' club

The clubhouse is reserved for Marbella Villas owners and tenants. It includes separate gyms, two outdoor pools with temperature controlled water, and a café open around the clock. Temperature control isn't a minor detail in an emirate where pool water can exceed 30°C in summer. Poolside loungers, terraces and a children's play area round out the offering. The amenities list also mentions covered parking, a laundry room, pedestrian pathways and a CCTV system.

Between the InterContinental, Nikki Beach and the Anantara

The Mina Al Arab masterplan places Marbella Villas II right next to the first phase, a few plots from the InterContinental Resort and Spa. The Nikki Beach Hotel and Beach Club and Porto Playa, developed by Ellington Properties, sit on the same island. Further along, the Anantara is set to bring the emirate's first overwater villas, inspired by the Maldives, along with a 9,000 sqm private beach. This hotel neighbourhood sets the going rate for seasonal rentals in the area, which matters directly to anyone owning a two bedroom villa here. Dubai International Airport is about a 45 minute drive away.

RAK Properties builds on its own track record

Marbella Villas II repeats the formula of the first phase, with light toned, Mediterranean inspired facades, terraces and large glazed openings. RAK Properties is the long standing developer behind Mina Al Arab and has already delivered Granada, Bay Residences and Cape Hayat there. Building a second phase on the same model lowers execution risk, since the infrastructure and the club are already in place. The emirate, for its part, points to its 64 km of coastline and its 30th place out of 190 in the World Bank's Doing Business ranking. With handover expected in autumn 2024, today's buyer is purchasing a finished or near finished product, not a promise on paper.