Oceano on Al Marjan Island: the Luxe Developers project and the island being built around it
Oceano by The Luxe Developers sits on Al Marjan Island, and the island is the reason to look at it. This is a walkthrough of what is actually built there today, what the renderings promise next, and the question a residential buyer should be asking about a place where the hotels arrive before the neighbours do.
What does the walkthrough show?
The footage covers Al Marjan Island as it stands and as it is drawn: the infrastructure already on the ground, the plots where the next wave of resorts is going up, and the design concepts for the hotel spaces — aerial perspectives outside, interior concepts inside.
That combination is the honest way to look at an island still under construction. Renderings tell you what somebody intends to build; the ground tells you how far along that intention is.
On Al Marjan the gap between the two is still wide in places, and it is worth seeing which parts of the masterplan are roads and foundations and which are still artwork.
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Why does the island matter more than the unit?
Al Marjan is four coral-shaped man-made islands off the Ras Al Khaimah coastline, built as a tourism destination and, for a decade, mostly hotels.
The gaming licence changed the trajectory: once a casino resort was confirmed there, the branded residential launches followed within months, because that kind of resort creates the visitor volume a branded short-let apartment needs.
Oceano belongs to that second wave. It is being delivered into an island whose economy is hospitality first and residential second — a genuinely different proposition from buying in a district built around residents.
What does that mean for rental demand?
The practical consequence is that your rental demand is tied to tourist arrivals rather than to an employment centre. That is an advantage while the resorts are opening and a concentration risk if they are delayed.
Both halves are real, and a broker who mentions only the first is selling you the rendering.
The land underneath these launches is covered separately in our write-up on Al Marjan Island plots.
What does the island actually consist of?
Al Marjan is about 29 million square feet in total — roughly a quarter the size of Palm Jumeirah — arranged as four islands, one natural and three reclaimed.
Island three is the one that changed everything: the Wynn resort and casino takes the whole of it, about four million square feet, and is the largest Wynn anywhere in the world. Nothing else on the island competes for that plot.
Oceano sits on the corner of island four, on the beachfront, facing the casino directly across the water with the sea and the community on the other side. Measured from the plot, the Wynn resort is under five minutes by car and about seven minutes on foot.
For comparison, Al Hamra Island — where the Ritz-Carlton sits — is about twenty-five minutes away. On an island whose economy will be built around one resort, that gap is the entire location argument.
What is already open, and what is coming?
Open and operating: Rixos, two Hilton properties, a Radisson resort and a Mövenpick. The briefing was blunt that Rixos ran fully booked through the summer weekends, with Dubai residents unable to find last-minute availability.
Delivered and occupied residentially: Bab Al Bahr Residences, City Living Bay and Pacific. Not luxury stock, but people live there, rent there and transact there, which means the island already has a working secondary market rather than only a pipeline.
Announced on specific plots: Nobu, a Saudi German Hospital, Rove Al Marjan, Fendi residences, a 600-key scheme, a 1,000-key resort by Abu Dhabi National Hotels, Emaar with Address, and Aldar with a Nikki Beach collaboration of around 2,000 units.
What that list tells a buyer is not that the island will be fashionable. It tells you the plots are gone, which fixes the supply of anything facing the casino and the beach at whatever is being built now.
How did the numbers stack up at the briefing?
Ras Al Khaimah received about 1.4 million visitors in the year before the briefing — a small number, and the point of quoting it. The casino is due to open in January 2027, and the developer's own expectation was a minimum of 5.5 million casino visitors in the first year.
The precedent cited was Las Vegas, where a Wynn drew 12.6 million visitors in 2005. That is the developer's comparison rather than a forecast we are making, and it should be read as the reason they are building, not as a projection you can underwrite.
On price, Oceano was quoted at AED 2,800–3,000 per square foot, with later launches on the island expected to open above AED 3,200 and Palm Jumeirah already trading above AED 4,500. The developer's stated goal was to complete and hand over before the casino opens.
What is actually in the building?
Two towers, A and B, with B on the beach side, and twelve retail units the developer is keeping rather than selling — the stated reason being control over which restaurants and which grocery operator end up on the ground floor.
Two infinity pools: one on the second-floor podium with a branded wellness spa and gym, one on the fourteenth floor with a cigar lounge in front of it. Also a library, a kids' area and a chauffeur lounge.
The lobby is on the first floor rather than the ground, so the sea view starts at the entrance; parking sits on the ground floor and one level below, with the private beach alongside.
The lobby runs 7.3 metres floor to ceiling in Italian marble, and the garden outside it means the space needs no artificial light between seven in the morning and three in the afternoon.
In the apartments: ceiling heights from 3.2 to 3.5 metres, no right-angled walls anywhere in the building, fabric wall finishes instead of paint, a smart-home system, and Juliet balconies in the one-bedrooms so the window opens fully where there is no terrace.
Six penthouses, two already sold at the briefing — around 7,000 square feet, five bedrooms plus maid, duplex, from about AED 18 million at launch and AED 20–24 million by then. Bentley interiors throughout the building, with furniture included only in the sky mansions and a Bentley furnishing package quoted at AED 84 per square foot elsewhere.
What should you check before committing?
Delivery sequence. Where hotels, promenade and residential towers are under construction at once, ask what is contractually committed to open before your handover and what merely appears in the same rendering.
Service charge. Hospitality-grade common areas are expensive to run, and on a resort island the charge per square foot tends to sit above city-average residential. It is the single number that decides your net yield, and it is knowable before you sign.
Short-let permissions. If the investment case rests on tourists, confirm the building actually allows holiday rental and what the operator arrangement is. Not every branded tower does.
Exit depth. Ras Al Khaimah is a thinner market than Dubai: fewer transactions, fewer international buyers, longer time to sell. That does not make it a bad buy — it makes the exit something you plan at purchase rather than discover later.
Frequently asked
Who is the developer of Oceano?
The Luxe Developers. The project sits on Al Marjan Island in Ras Al Khaimah — the same island as the branded launches that followed the casino resort announcement.
Can a foreigner buy on Al Marjan Island?
Yes. Al Marjan Island is a designated freehold area in Ras Al Khaimah and open to foreign ownership, which is why the branded residential launches there are marketed internationally.
How does Ras Al Khaimah compare with Dubai for an investor?
A lower entry price and a story driven by tourism and the coming casino resort, against a much thinner resale market. Dubai gives you liquidity; RAK asks you to accept less of it in exchange for buying earlier in a cycle. Which trade-off is right depends on your holding period, not on the brochure.
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