Sobha Hartland II Master Plan 2026: Communities, Prices & Handover Timeline
REC Lifestyle Specialist
- Sobha Hartland II is Sobha Realty's second master community inside MBR City — an eight-million-square-foot gated district announced in June 2023, sitting in the Bukadra/Nad Al Sheba corridor next to the original Sobha Hartland.
- The plan has four residential zones: Riverside Crescent (six lagoon-front towers numbered 310–360), Skyscape (Aura, Altius, Avenue), Skyvue (Solair, Spectra, Stellar) and Sobha Estates, a gated enclave of five- and six-bedroom villas.
- The whole district is organised around a swimmable lagoon, beach and boardwalk, with more than 30 per cent of the land given to green and open space.
- Almost everything is off-plan: Riverside Crescent towers hand over between Q1 2027 and April 2028, Skyscape lands in Q4 2028 and Skyvue stretches into 2029. Sobha Estates villas are the earliest, with completion targeted from late 2026.
- Entry pricing: one-beds from about AED 1.14M at 330 Riverside Crescent, Skyvue from AED 1.28M, Skyscape from roughly AED 1.7M, and Sobha Estates villas from around AED 22.8M.
- Listing data puts Hartland II asking prices near AED 2,360 per sq ft — a premium to most of Dubai but inside the AED 1,576–3,352 per sq ft band MBR City apartments trade in.
- Payment plans are typically 60/40 (20 per cent booking, 40 per cent in construction, 40 per cent at handover), with 80/20 structures reported on villa product.
Sobha Hartland II is the single busiest construction zone inside MBR City right now, and it is also one of the most misunderstood. Buyers conflate it with the original Sobha Hartland next door, attribute the wrong towers to the wrong district, and sign payment plans without realising that almost the entire community delivers inside a narrow 2027–2029 window. Those details matter, because they determine when you get keys, when rent starts and what your exit comparables look like.
This guide does for Sobha Hartland II what our MBR City master plan guide did for the wider district: it walks the master plan zone by zone — the villa enclave, the three apartment clusters, the lagoon spine — then puts numbers on prices, payment plans and the handover timeline so you can match a tower to your budget and your risk tolerance. Last updated: June 2026.
What Sobha Hartland II Actually Is
Sobha Hartland II (often written Sobha Hartland 2) is Sobha Realty's second master-planned community in Dubai — a self-contained, gated district of villas and apartment towers unveiled in June 2023, as reported by Zawya. It spans eight million square feet — the same footprint as the original Sobha Hartland — and sits directly beside it within Mohammed Bin Rashid City, in the pocket of land the Dubai Land Department records as Bukadra, on the Ras Al Khor side of the district.
The headline design commitment is open space: more than 30 per cent of the land area is dedicated to greenery, which Sobha markets as roughly 90 acres of parks, tree-lined walkways and landscaped open space, per the developer's official Sobha Hartland II page. The residential offer is deliberately barbelled: ultra-prime five- and six-bedroom villas at one end, and one- to four-bedroom apartments across three named tower clusters at the other, all wrapped around a swimmable lagoon with a beach and boardwalk.
The crucial orientation point is that Hartland II is not a phase of Hartland — it is a separate community with its own master plan, its own towers and its own timeline. The original Sobha Hartland, launched in 2014, is substantially delivered and lived-in; Hartland II in 2026 is overwhelmingly a construction site selling off-plan. That single distinction drives everything else in this guide: pricing, payment structure, rental timing and risk.
Within MBR City's patchwork of master developers — Meydan, Emaar, MAG, Nakheel — the two Hartlands form the Sobha-controlled corner. If you have not yet read how the sub-communities fit together, the MBR City area guide covers the pricing-and-yield picture for the whole district, while this article zooms into the one community where Sobha's current launch pipeline is concentrated.
The Sub-Community Map at a Glance
Hartland II's master plan resolves into four residential zones plus the lagoon-and-amenity spine that threads between them. Here is the roster, with indicative entry pricing as advertised across Property Finder's new-project pages and brokerage listings in mid-2026.
| Zone | Product | Towers / clusters | Status & handover | Indicative entry price |
|---|---|---|---|---|
| Riverside Crescent | 1–3 bed lagoon-front apartments | 310, 320, 330, 340, 350, 360 | Under construction; Q1 2027 – April 2028 | 1-beds from ~AED 1.14M (330) |
| Skyscape | Apartments, 39–86 storey towers | Aura, Altius, Avenue | Under construction; Q4 2028 | From ~AED 1.70M |
| Skyvue | 1–2 bed apartments, skyline views | Solair, Spectra, Stellar | Newest launches; Solair targeted ~March 2029 | From ~AED 1.28M |
| Sobha Estates | 5–6 bed gated villas, three clusters | Villa enclave (no towers) | Completion targeted from Q4 2026; handover from 2027 | 5-beds from ~AED 22.8M |
One verification note worth making explicit, because listings frequently blur it: towers such as Hartland Greens, Hartland Estates, the Waves and the Crest belong to the original Sobha Hartland, not Hartland II. If a listing says "Sobha Hartland" without the "II", check the building name against the roster above before you assume which community — and which handover timeline — you are actually buying into.
Riverside Crescent: The Lagoon-Front Tower District
Riverside Crescent is the flagship apartment zone and the part of Hartland II most buyers encounter first. It is a crescent of six high-rise towers — numbered 310, 320, 330, 340, 350 and 360 Riverside Crescent — arranged along the community's lagoon edge, offering one- to three-bedroom apartments with direct access to the water, beach and boardwalk below.
The towers share a common design language: podium leisure levels feeding onto the lagoon and boardwalk, sky gardens, pools and wellness zones higher up. Because the six towers launched sequentially, they carry staggered handover dates — 350 Riverside Crescent is targeted for Q1 2027, 360 for July 2027, 330 for around Q2 2027, 340 for December 2027 and 310 for April 2028, per the project pages aggregated by brokerages and Property Finder. In other words, this is the zone that turns from construction site to community first.
Entry pricing at 330 Riverside Crescent illustrates the cluster's positioning: one-bedroom units from roughly AED 1.14 million on sizes of about 496–1,135 sq ft, with two-beds from around AED 2.12 million, per brokerage project pages. That makes Riverside Crescent the mid-point of Hartland II's price ladder — above Skyvue's entry tickets, below the villa enclave by an order of magnitude.
For investors, the staggered handovers are a feature, not a footnote. A 350 Riverside Crescent unit could be producing rent more than a year before a 310 unit bought the same week — a difference that materially changes the cash-flow maths on otherwise similar apartments. Model the gap with our ROI calculator before choosing a tower on view alone.
Skyscape and Skyvue: The Skyline Clusters
Behind the lagoon-front crescent sit Hartland II's two younger apartment clusters, both oriented toward the Downtown Dubai skyline and the Ras Al Khor Wildlife Sanctuary rather than the internal lagoon.
Skyscape comprises three towers — Aura, Altius and Avenue — rising between 39 and 86 storeys and carrying around 1,837 units between them, per project listings. All three are targeted for handover in late 2028: Aura and Avenue in Q4 2028, Altius by December 2028. Starting prices cluster around AED 1.70–1.71 million, per brokerage and portal project pages. Early-2026 brokerage analyses of DLD transaction data reported Skyscape units changing hands at roughly AED 2,400–2,520 per sq ft — a useful real-transaction reference point in a district where most published numbers are asking prices.
Skyvue is the newest cluster and the cheapest way into Hartland II. Its towers — Solair, Spectra and Stellar — offer one-, one-and-a-half- and two-bedroom layouts, with Skyvue Solair priced from about AED 1.28 million and targeted for handover around March 2029 (the official date is still to be confirmed by the developer). Skyvue sells the view rather than the waterfront: Downtown, Dubai Creek and the Ras Al Khor sanctuary, from high floors at a lower ticket than the lagoon-front towers.
The structural read across the two clusters: Skyscape and Skyvue are where Sobha's current off-plan launch energy is concentrated, and where payment-plan buyers get the longest construction runway. The trade-off is equally structural — these are the last parts of the master plan to deliver, which means the longest wait for rent and the largest exposure to the community still being a construction site at handover. Our guide to off-plan handover delays and developer track records covers how to underwrite that risk properly.
Sobha Estates: The Gated Villa Enclave
Sobha Estates is the ultra-prime end of the master plan — a gated community of five- and six-bedroom villas arranged in three clusters, positioned as Hartland II's answer to District One's lagoon mansions next door. The villas are three-level homes (ground, first floor and an accessible rooftop terrace) with built-up areas around 8,439 sq ft on plots of roughly 8,288–8,503 sq ft, per brokerage project pages.
Pricing reflects the positioning: five-bedroom villas with lagoon access have been marketed from about AED 22.8 million, with lagoon-beachfront stock advertised from around AED 25.7 million. On timeline, Sobha Estates is the earliest-delivering zone of the master plan — completion has been targeted from Q4 2026, with handovers expected to run from 2027 — meaning villa buyers get a finished community years before the last apartment towers top out.
The competitive set for Sobha Estates is not the rest of Hartland II; it is District One's villa market across the district boundary, and Dubai's other prime lagoon communities. Buyers weighing developer pedigree at this price point should read our Emaar vs Sobha vs Damac developer comparison — the build-quality and delivery-model differences it covers are precisely what an AED 23 million villa decision turns on.
The Lagoon, Boardwalk and Community Amenities
The amenity spine that holds the four zones together is the lagoon. Hartland II is planned around a swimmable lagoon with a sandy beach and a boardwalk, onto which the Riverside Crescent towers open directly through their podium leisure levels. Around it, the master plan layers more than a million square feet of landscaped greenery — linear parks, tree-lined walkways and open lawns — consistent with the 30-per-cent-open-space commitment Sobha made at launch.
Inside the clusters, the developer's published amenity list runs from the practical to the curated: pools and fitness zones, sky gardens, an indoor cinema, sensory and zen gardens, barbecue areas, and retail and dining space woven into the community, per Sobha Realty's community page. The original Hartland next door adds the established infrastructure Hartland II does not yet have — two operating international schools, delivered retail and a mature landscape — all a short drive away, which softens the usual early-years problem of moving into a brand-new master community.
A caution that applies to every render-stage amenity in Dubai: lagoons, boardwalks and retail typically complete in phases alongside the residential stock, not before it. Early handover residents in 2027 should expect to live with ongoing construction as the later towers rise — a normal feature of master-community life cycles, but one that affects both lifestyle and short-term rentability.
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Handover Timeline: What Delivers When
Hartland II's defining investment characteristic is how compressed its delivery window is. Setting the published target dates side by side makes the concentration obvious.
| Window | What is targeted to deliver | What it means |
|---|---|---|
| Late 2026 – 2027 | Sobha Estates villas (completion from Q4 2026, handover from 2027); 350 Riverside Crescent (Q1 2027); 330 (~Q2 2027); 360 (July 2027); 340 (December 2027) | The community gets its first residents; lagoon-front crescent largely occupied by end-2027 |
| 2028 | 310 Riverside Crescent (April 2028); 320 within the series' 2027–2028 window; Skyscape Aura and Avenue (Q4 2028); Altius (December 2028) | The bulk of the apartment supply lands — the heaviest year for new keys in the district |
| 2029 onward | Skyvue Solair (~March 2029, to be confirmed); Spectra and Stellar on later schedules | Final towers complete the master plan; community matures |
Two implications follow. First, anyone buying for rental income should anchor expectations to their specific tower's date, not to "Hartland II" generally — the spread between first and last keys is roughly two years. Second, the 2027–2028 concentration means a large block of similar one- and two-bedroom stock reaches the rental and resale market within months of itself. That is a supply event worth pricing in: launch-to-handover capital growth in Dubai has historically been strongest where handover supply is staggered, and Hartland II's is anything but. All dates above are developer targets; Dubai off-plan contracts typically permit a grace period beyond the anticipated date, so treat every figure as a target rather than a promise — our handover delays guide explains the contractual mechanics.
Prices: Hartland II vs Hartland 1 vs the MBR City Average
Hartland II prices at a premium to most of Dubai but sits squarely inside MBR City's established band. The comparison with its delivered sibling next door is the most useful one, because Hartland 1 is the closest thing Hartland II has to a forward comparable.
| Metric | Sobha Hartland II (off-plan) | Sobha Hartland 1 / MBR City context |
|---|---|---|
| 1-bed entry price | ~AED 1.14M (330 Riverside Crescent); ~AED 1.28M (Skyvue Solair) | ~AED 1.1M for a ready Hartland 1 one-bed (Q3 2025 listing data) |
| Asking price per sq ft | ~AED 2,360 across the community, per listing portals | MBR City apartments overall: ~AED 1,576–3,352 per sq ft, per Property Finder data |
| Transacted price per sq ft | Skyscape units reported at ~AED 2,400–2,520 (early-2026 DLD analyses) | Hartland 1 average apartment asking price ~AED 2.45M, per Bayut |
| Gross rental yield | N/A until handover (2027+) | ~6–6.4% in Hartland 1, per Bayut estimates; average apartment rent ~AED 142,000/yr |
| Service charges | Not yet set; budget conservatively | ~AED 17–18 per sq ft in Hartland 1, per community reviews |
The read-through is straightforward. Hartland II's off-plan entry tickets sit at or slightly above the price of equivalent delivered stock next door — you are paying today's Hartland 1 money for keys in 2027–2029, in exchange for a new building, a payment plan and the lagoon-side product Hartland 1 mostly lacks. Whether that trade makes sense depends on your horizon and your need for income, which the case box below works through. For how these numbers compare across the whole city, our Dubai price-per-sq-ft data table puts the AED 2,360 figure in context, and Hartland 1's service-charge level is a realistic planning assumption for Hartland II owners — at roughly AED 17–18 per sq ft, a 750 sq ft one-bed implies AED 13,000–13,500 a year before utilities.
Payment Plans: How Sobha Structures the Purchase
Sobha's standard structure on current Hartland II launches is a 60/40 plan: 20 per cent at booking, 40 per cent in instalments through construction, and the final 40 per cent at handover. On villa product, brokerages have also reported 80/20 structures with a 10 per cent down payment. Here is the 60/40 shape on a worked example at Skyvue Solair's entry price.
| Milestone | Share | On an AED 1.28M unit |
|---|---|---|
| Booking / down payment | 20% | AED 256,000 |
| During construction (instalments) | 40% | AED 512,000 |
| At handover | 40% | AED 512,000 |
| DLD transfer fee (4%, payable up front) | +4% | AED 51,200 |
The 40-per-cent handover bullet is the number to plan around: it lands as a single large payment (or a mortgage drawdown) at exactly the moment you are also paying snagging, furnishing and DLD-related costs if not already settled. Run your total acquisition cost — including the 4 per cent DLD fee and admin charges — through our DLD fee calculator, and see our breakdown of developer payment plans for how Sobha's 60/40 compares with post-handover structures other developers offer. Every instalment you pay flows into a RERA-regulated escrow account tied to the specific project — our escrow account explainer covers what that protects and what it does not.
Developer Track Record, Rental Context and the Risks
Sobha Realty's delivery story is one of the stronger ones in Dubai off-plan. The group traces to 1976, when founder P.N.C. Menon started an interior-decoration firm in Oman, entered Dubai in 2003, and across its companies has delivered over 140 million square feet of built space, per the developer's corporate profile. Its differentiator is a backward-integrated model — Sobha designs, engineers and builds in-house rather than tendering to third-party contractors — which is the basis of its build-quality reputation and gives it more schedule control than developers dependent on external contractors. The proof of concept is next door: the original Hartland, launched in 2014 as a roughly US$4 billion, eight-million-square-foot community, is substantially built and occupied.
Hartland 1 also supplies the rental context Hartland II lacks. Delivered Hartland apartments yield roughly 6–6.4 per cent gross per Bayut estimates, with the average apartment letting near AED 142,000 a year — solid for a premium community, helped by the location's pull on Downtown-working tenants. Hartland II at similar or higher capital values should, on today's evidence, yield in a similar band once delivered — though the 2027–2028 handover concentration could soften rents temporarily as several towers' stock lists at once.
The risk ledger, stated plainly:
- Construction concentration: nearly the entire community delivers within 2027–2029. Early residents live on an active site; landlords face a wave of identical competing stock at handover.
- Target dates, not promises: every handover date above is a developer target, and contracts allow grace periods. Budget your finances to tolerate a delay of several months or more.
- Service charges unknown: Hartland 1's AED 17–18 per sq ft is the best available proxy — premium-community charges, not budget ones. Factor them into yield maths from day one.
- Single-developer exposure: the entire district is one developer's pipeline. Sobha's record is strong, but concentration is still concentration — diversify across communities if you are building a portfolio.
An investor has roughly AED 1.2M and wants MBR City exposure. Option A: a one-bed at 330 Riverside Crescent from ~AED 1.14M, 60/40 plan — about AED 228,000 at booking, instalments through 2026–27, keys targeted around Q2 2027, no rent until then. Option B: a delivered Hartland 1 one-bed from ~AED 1.1M, full payment (or mortgage) now, letting immediately at Hartland's ~6 per cent gross yield — roughly AED 66,000 a year of income Option A forgoes while it waits. The off-plan case wins only if Hartland II's newer, lagoon-front product commands a meaningful premium at handover over Hartland 1 stock; the ready case wins on income certainty and known service charges. Neither is wrong — but the AED 130,000+ of rent foregone across the build period is a real cost, not a rounding error.
Two buyers purchase near-identical two-beds "in Sobha Hartland II" in mid-2026. Buyer one chose 350 Riverside Crescent (target Q1 2027); buyer two chose Skyvue Solair (target ~March 2029). Same community, same brochure lagoon — but buyer one is collecting rent for roughly two years before buyer two gets keys, while buyer two paid a lower entry price and enjoys a longer, gentler instalment runway. The master plan's staggered timeline is effectively a product feature: pick your tower by matching its handover date to when you need income, not by render.
Connectivity and Daily Life
Hartland II's location argument is the same one that powers all of MBR City: centrality. The community sits in Bukadra on the Ras Al Khor side of the district, plugged into Ras Al Khor Road (E44), Dubai–Al Ain Road (E66) and Sheikh Mohammed Bin Zayed Road (E311). Drive times quoted across area guides, including Bayut's Sobha Hartland 2 guide, put Downtown Dubai and the Ras Al Khor Wildlife Sanctuary around 10–12 minutes away, Burj Khalifa and Dubai Mall within about 15 minutes, and Dubai International Airport at 15–20 minutes.
What the community does not have is a metro station — the nearest stations are in Business Bay, around 15 minutes' drive, so daily life here is car-first for now. On the family-infrastructure side, the original Hartland's two operating international schools sit minutes away, and Hartland II's own retail, dining and community facilities are planned within the master plan's amenity spine, delivering in phases alongside the towers.
The honest framing: in 2027, an early Hartland II resident gets a brand-new apartment on a lagoon, ten minutes from Downtown, inside a district that is still finishing itself. By 2029–2030, on current targets, they get the completed version of one of Dubai's most central premium communities. The buyer's job is deciding which of those two dates they are really buying for — and for browsing how Hartland II's neighbours compare in the meantime, our Dubai areas directory covers the full map.
Frequently Asked Questions
What is Sobha Hartland II?
Sobha Hartland II is Sobha Realty's second master-planned community in Dubai — an eight-million-square-foot gated district of villas and apartments inside Mohammed Bin Rashid City, announced in June 2023. It sits next to the original Sobha Hartland in the Bukadra area and is organised around a swimmable lagoon, beach and boardwalk, with more than 30 per cent of its land dedicated to green and open space.
Which towers and communities are part of Sobha Hartland II?
Hartland II contains four residential zones: Riverside Crescent (six towers — 310, 320, 330, 340, 350 and 360 Riverside Crescent), Skyscape (Aura, Altius and Avenue), Skyvue (Solair, Spectra and Stellar) and Sobha Estates, a gated enclave of five- and six-bedroom villas in three clusters. Hartland Greens, Hartland Estates, the Waves and the Crest belong to the original Sobha Hartland, not Hartland II.
When does Sobha Hartland II hand over?
In phases between roughly late 2026 and 2029, on current developer targets. Sobha Estates villas were targeted for completion from Q4 2026 with handovers from 2027; Riverside Crescent towers run from Q1 2027 (350) through April 2028 (310); Skyscape's three towers land in Q4 2028; and Skyvue Solair is targeted around March 2029. All dates are targets, and off-plan contracts typically allow grace periods.
How much do properties in Sobha Hartland II cost?
Entry pricing in mid-2026: one-bedroom apartments from about AED 1.14 million at 330 Riverside Crescent and AED 1.28 million at Skyvue Solair, Skyscape units from roughly AED 1.7 million, and Sobha Estates five-bedroom villas from around AED 22.8 million. Listing portals put community asking prices near AED 2,360 per sq ft, with early-2026 Skyscape transactions reported at AED 2,400–2,520 per sq ft.
What payment plan does Sobha offer in Hartland II?
The standard structure on current launches is 60/40 — 20 per cent at booking, 40 per cent in instalments during construction and 40 per cent at handover — with 80/20 structures (10 per cent down) reported on villa product. The 4 per cent DLD transfer fee is payable on top. All instalments flow into a RERA-regulated project escrow account.
Is Sobha Hartland II a good investment?
It is a premium off-plan play with a credible developer and a strong location, but the maths depends on your horizon. You pay roughly delivered-Hartland-1 prices today for keys in 2027–2029, forgoing the ~6 per cent gross yield ready stock next door earns now. The bet is that new, lagoon-front product commands a handover premium — while the concentrated 2027–2028 delivery wave is the main supply risk to price in.
What is the difference between Sobha Hartland and Sobha Hartland II?
They are separate eight-million-square-foot communities side by side in MBR City, both by Sobha Realty. The original Hartland (launched 2014) is substantially delivered, with operating schools, ~6–6.4 per cent gross apartment yields and service charges around AED 17–18 per sq ft. Hartland II (announced 2023) is overwhelmingly under construction and selling off-plan, with handovers from 2027 — newer product and payment plans in exchange for construction-period risk and no income yet.
Is there a metro station near Sobha Hartland II?
Not within the community. The nearest metro stations are in Business Bay, around 15 minutes by car, so the area is car-first for now. Road connectivity is strong — Ras Al Khor Road (E44), Dubai–Al Ain Road (E66) and Sheikh Mohammed Bin Zayed Road (E311) put Downtown Dubai about 10–12 minutes away and Dubai International Airport at 15–20 minutes.
Start with the timeline: pick the tower whose handover date matches when you need keys or income, then pressure-test the price against delivered stock next door. For the wider district map this community sits inside, read our MBR City master plan guide, and for strategy across the whole market, the Invest in Dubai Real Estate pillar guide. The REC community includes owners in both Hartlands who can tell you what Sobha's handovers, snagging and service charges actually look like from the inside — before you sign the booking form.
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