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DLD · MEDIAN 12M TO SEP 2026
Development LandAl Nakheel, Ras Al KhaimahAED 25,000,000

High-Rise Mixed-Use Plot, 13,695 sq ft — Al Nakheel, Ras Al Khaimah

G+M+28 mixed-use plot at Al Nakheel, Ras Al Khaimah: 13,695 sq ft, FAR 18, GFA 246,510 sq ft, AED 25,000,000 — AED 1,825.48 per sq ft of plot. Adjoins a second plot.

Register investor interest
Asking priceAED 25,000,000For the plot outright. Freehold, per the owner's terms
Plot area13,695 sq ftThe land itself. This is the area the headline rate below is quoted on
RateAED 1,825.48 per sq ft of plotOn PLOT area. On the 246,510 sq ft of GFA the same price is AED 101.42 per sq ft of GFA — a factor of eighteen, and our own arithmetic
GFA246,510 sq ftPlot area × FAR 18, which is the figure the owner quotes and the figure our own arithmetic returns
HeightG + M + 28Ground, mezzanine and twenty-eight upper floors, per the owner's particulars
PermissionResidential / commercialPer the owner's particulars. The permitted envelope is confirmed with the Ras Al Khaimah authorities as part of a buyer's own due diligence
Adjoining plot12,578 sq ft, also offeredDirectly adjacent, same height and permission. Taken together the two sites are 26,273 sq ft — our own arithmetic

Overview

The opportunity

This plot is in Ras Al Khaimah, not Dubai. It is a main-road site in the city centre at Al Nakheel, of 13,695 square feet, permitted for residential and commercial use at G+M+28 and an FAR of 18 — a gross floor area of 246,510 square feet. It is available, offered freehold, at AED 25,000,000, which is AED 1,825.48 per square foot of plot. That rate is on the land, not on the buildable area; on the GFA the same price is AED 101.42 per square foot of GFA, a factor of eighteen apart, and both bases are labelled everywhere they appear on this page.

The plot directly adjacent is also available — 12,578 square feet at AED 20,000,000, with the same G+M+28 height and the same permission — so the two can be taken as a single 26,273 square foot site. The figures below are the owner's, and we re-derived each of them before publishing. Ras Al Khaimah sits outside the Dubai Land Department record that anchors the rest of this site, so this page carries no Dubai comparable and none is implied by anything on it; title, the freehold designation, the permitted envelope and the approvals position are established with the Ras Al Khaimah authorities as part of a buyer's own due diligence.

THE ASKING PRICE — AED 25,000,000

The asking price is AED 25,000,000 for the plot. It is the price the owner is asking, not a price anything has traded at.

On the plot area of 13,695 square feet that is AED 1,825.48 per square foot of plot, and the six words after the figure carry the whole meaning. Land is priced on the land here. The same AED 25,000,000 measured against the 246,510 square feet of gross floor area the plot supports is AED 101.42 per square foot of GFA — our own arithmetic. The ratio between the two is exactly the FAR: eighteen.

That is the widest divergence between the two bases anywhere on this hub, and it is the reason no rate appears on this page without its basis attached. A buyer comparing this against other land is comparing plot rates. A developer comparing it against a build budget and an achievable sale price is comparing GFA rates. Read one as the other and the site is mispriced by a factor of eighteen, in whichever direction the mistake runs.

Key information

The asset, the income & the terms

Emirate
Ras Al Khaimah, United Arab Emirates — not Dubai
Location
Al Nakheel, Ras Al Khaimah — main road, city centre
What is offered
The development plot, outright. The owner is also open to a joint venture
Status
Available
Permitted use
Residential / commercial
Plot area
13,695 sq ft
Height
G + M + 28
FAR
18
GFA
246,510 sq ft
Asking price
AED 25,000,000
Rate on plot area
AED 1,825.48 per sq ft of plot
Rate on GFA
AED 101.42 per sq ft of GFA — our own arithmetic on the two figures above
Tenure
Freehold, per the owner's terms
Adjoining plot
12,578 sq ft, directly adjacent, also available at AED 20,000,000

Plot area, height, FAR, GFA, permitted use, tenure, the asking price and the adjacency are the owners' particulars. The rate on GFA is our own arithmetic, and the rate on plot area and the GFA itself were both re-derived from the owner's figures and agree with them — see Sources.

THE PLOT, AND WHAT IT PERMITS

The site runs to 13,695 square feet on a main road in the city centre at Al Nakheel, and the permission is residential and commercial at G+M+28 — ground, a mezzanine and twenty-eight upper floors — with a floor area ratio of 18. At that ratio the consented gross floor area is 246,510 square feet, which is the owner's figure and the figure the multiplication returns exactly.

An FAR of 18 on a compact site is the arithmetic of a slender tower: the consented area is eighteen times the ground it stands on, so the scheme goes up rather than out and the efficiency of the floor plate, the core and the parking solution governs what can actually be built and sold. A mezzanine over a ground floor on a main-road frontage is the usual shape of a retail or commercial base beneath residential floors, which is what the mixed permission allows for.

The permitted envelope, the setbacks, the coverage and the parking requirement are confirmed with the Ras Al Khaimah authorities by the buyer's own advisers before the development allowance is priced into an offer. Contact us and we will request the owner's drawings and the approvals he holds alongside the title documents.

THE ADJOINING PLOT — TWO SITES, OR ONE

The plot directly adjacent to this one is also offered. It is 12,578 square feet, carries the same G+M+28 height and the same residential and commercial permission, and is asking AED 20,000,000 — AED 1,590.08 per square foot of its own plot area.

Taken together the two make a 26,273 square foot site supporting 472,914 square feet of GFA at the same FAR of 18. Both of those are our own arithmetic on the two owners' stated areas, and the combined GFA figure agrees exactly with the two quoted GFAs added together. Added together, the two asking prices come to AED 45,000,000 — again our own arithmetic, and the sum of two separate asking prices rather than a price quoted for the pair.

No blended rate per square foot is published for the two together, and that is deliberate rather than an omission: the division does not resolve to a whole fenn, and a rounded figure printed as though it were exact is the kind of number that gets quoted back years later. The individual rates above are exact, and they are the ones to work from.

What the adjacency is worth is a design question rather than an arithmetic one. A single 26,273 square foot site takes one core, one basement, one service arrangement and one arrival sequence instead of two, and a wider frontage gives a tower a better plan than two narrow ones can. Terms for taking both are agreed with the owners, and we will put that question to them with you.

OUTRIGHT PURCHASE, OR JOINT VENTURE

The plot is listed for sale outright at AED 25,000,000, and that is the straightforward route: buy the land, take the consent, build the tower.

The owner is also open to a joint venture, and the JV details are confirmed with him directly. The ratio is not quoted upfront because it is set by the feasibility — the scheme, the build cost, the phasing and the sales assumptions behind them — and on a twenty-eight storey building the programme and the cost plan move the split further than the land value does. A ratio agreed before any of that is known is a number agreed in the dark.

If you would rather come to the owner with a scheme and a structure than with a cheque, tell us what you have in mind and we will take it to him with you.

Location

Where the asset is located — Al Nakheel, Ras Al Khaimah

Al Nakheel, Ras Al Khaimah

Location

High-Rise Mixed-Use Plot, 13,695 sq ft — Al Nakheel, Ras Al Khaimah — Al Nakheel, Ras Al Khaimah, United Arab Emirates

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In depth

The rest of the brief

Detail, in the order it was written

RAS AL KHAIMAH — WHAT IS DIFFERENT ABOUT BUYING HERE

Ras Al Khaimah is a separate emirate with its own land and real estate regulatory authorities. That is not a footnote on this page; it decides what this page is able to show you.

Every market figure Mitchell's publishes — every transaction band, every price index, every rental benchmark, every project comparable — is drawn from the Dubai Land Department record, and that record covers Dubai. It does not reach Ras Al Khaimah, and nothing this site holds does. So the figures on this page are the owner's particulars and our own arithmetic on them, and there is no register join underneath them of the kind a Dubai plot on this same hub would carry.

What follows from that is practical. Title, the freehold designation of this specific plot, the registered plot area against the 13,695 square feet quoted, the permitted envelope behind the G+M+28 and the FAR of 18, and the approvals position on any proposed scheme are all established with the Ras Al Khaimah authorities by the buyer's own advisers. We will assemble the document set with the owner and sit on your side of the table through it.

WHERE IT SITS

The plot is at Al Nakheel, in Ras Al Khaimah, on a main road in the city centre, and the plot immediately beside it is the second site described above.

The map on this page is drawn from that place line rather than from a measured pin, because no coordinates have been supplied and none has been invented. For the plot boundary, the exact position and the shared boundary with the adjoining site, ask us and we will request the owners' boundary drawings.

Got questions?

Get Answers!
Questions

COMMON QUESTIONS

Is AED 1,825.48 per square foot the price of buildable area?

No, and on this plot that distinction is worth more than any other fact on the page. AED 1,825.48 is the asking price divided by the PLOT area of 13,695 square feet. It is the rate for the land.

The buildable area is the GFA: 246,510 square feet at an FAR of 18. Divide the same AED 25,000,000 by that instead and the rate is AED 101.42 per square foot of GFA — our own arithmetic. The two differ by a factor of eighteen, which is the FAR. Every rate on this page names the area it is quoted on, and a rate for this asset seen anywhere without that label should be assumed to be wrong until the basis is established.

Do the owner's figures reconcile?

Yes, and we re-derived them rather than taking them on trust. 13,695 square feet at an FAR of 18 is exactly 246,510 square feet, which is the GFA he quotes. AED 25,000,000 divided by 13,695 square feet is AED 1,825.4838, which is the AED 1,825.48 per square foot of plot he quotes, to the fenn.

There is no contradiction in the set, so no figure on this page had to be chosen between competing versions. Where a figure is ours rather than his — the GFA rate, and the combined areas of the two adjoining plots — it is labelled as ours at the point it is printed.

What is the plot next door, and can both be bought?

The plot directly adjacent is 12,578 square feet, permitted for the same G+M+28 height and the same residential and commercial use, and it is also available — at AED 20,000,000, or AED 1,590.08 per square foot of its own plot area.

Taken together the two sites are 26,273 square feet, supporting 472,914 square feet of GFA at the same FAR of 18; those two figures are our own arithmetic on the owners' stated areas. Added together, the two asking prices come to AED 45,000,000 — again our arithmetic, and the sum of two separate asking prices rather than a quoted price for the pair. Terms for taking both are agreed with the owners, and we will put that to them with you.

Is this plot in Dubai?

No. It is in Al Nakheel, in the emirate of Ras Al Khaimah. That matters beyond geography: every market figure this site publishes is drawn from the Dubai Land Department record, and that record covers Dubai.

So this page carries no transaction comparable, no price band, no index and no rental benchmark — not because the plot is weak, but because the register that anchors the rest of this site does not reach it. Ras Al Khaimah has its own land and regulatory authorities, and title, the freehold designation of the specific plot, the permitted envelope and the approvals position are all established with them by the buyer's own advisers.

Can it be taken as a joint venture rather than bought outright?

It is listed for sale, and the owner is open to a joint venture; the JV terms are confirmed with him directly.

The ratio is not quoted upfront, and on a plot with an FAR of 18 that is the right way round: the split follows the feasibility — the scheme, the build cost, the phasing and the sales assumptions — and on a tower of this height the build programme moves the numbers more than the land value does. Bring us a scheme, or ask us to help shape one, and we will take the structure to the owner with it.

Please note. The above is general information about how transactions work in Dubai, not legal, tax or financial advice, and it is not a recommendation to buy. Fee rates, tenure rules and residency requirements change, and your own position may differ. Take your own independent legal and tax advice before you commit to a purchase.

Small print

Sources, provenance & what is not published

Every figure on this page is traceable

SOURCES

  • The owner's particulars for the plot, supplied to Mitchell's and published on this site on 17 September 2026. The location and main-road city-centre frontage, the availability, the residential and commercial permission, the plot area of 13,695 sq ft, the height of G+M+28, the FAR of 18, the GFA of 246,510 sq ft, the freehold tenure, the asking price of AED 25,000,000 and the rate of AED 1,825.48 per sq ft of plot all come from that source, as does the position that the plot is listed for sale with joint venture terms to be agreed with the owner and the ratio set by the feasibility. The adjacency of the second plot, and its own area, height, permission and asking price, come from the particulars for that plot.
  • Mitchell's own arithmetic, recomputed 17 September 2026, on the owners' figures. 13,695 × 18 = 246,510, the GFA quoted, exactly. AED 25,000,000 ÷ 13,695 sq ft = AED 1,825.4838, i.e. the AED 1,825.48 per sq ft of plot quoted, to the fenn. AED 25,000,000 ÷ 246,510 sq ft = AED 101.4158, i.e. AED 101.42 per sq ft of GFA — ours, not the owner's. For the two plots together: 13,695 + 12,578 = 26,273 sq ft; 26,273 × 18 = 472,914 sq ft of GFA, which equals 246,510 + 226,404; and AED 25,000,000 + AED 20,000,000 = AED 45,000,000, the two asking prices added together and not a price quoted for the pair. No blended rate per square foot is published, because AED 45,000,000 ÷ 26,273 sq ft does not resolve to a whole fenn.
  • No Dubai Land Department source is cited, and none could be. The DLD record that anchors every market figure elsewhere on this site covers Dubai; this plot is in Ras Al Khaimah. No transaction comparable, price band, index or rental benchmark is published on this page, and no Dubai figure has been used to support anything on it.
  • The basis of every rate is printed beside it. AED 1,825.48 is per square foot of PLOT area; AED 101.42 is per square foot of GFA. The ratio between them is the FAR of 18. A rate on this asset quoted without its basis should be treated as wrong.
  • This page is not legal, tax or investment advice, and it is not a valuation. Contact us and we will put you in front of the owner's documents.

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