Dubai Islands presents a unique and undervalued investment opportunity in beachfront real estate, offering a private beach amenity and significant potential for capital appreciation compared to other limited beachfront options in Dubai.
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Hello everybody. This is Sad with you
again, your favorite realtor and today
I'm back on Dubai Islands. Now this is
one of my favorite destinations right
here in Dubai. This is being developed.
The master developer of this island is
Nahil. The ones behind all of the other
iconic waterfront destinations that we
have Palm JRA done by Nil. We also have
Palm Jabali. The new master plan also
being done by Nakil. And this right here
is Dubai Islands. And as you can see
right there, this is the beautiful Dubai
Islands Beach. Now I'm a huge believer
of this very waterfront destination
because this is only one of the few
places the waterfront destinations in
Dubai where you actually have a beach
access. Now we also have right next door
to us Rashid Yats and Marina by
waterfront destination. Beautiful views
but no real water access for you a
normal person. You can't just go and
jump into the water over there. You
can't do that in Maritime City. This is
the only new development that is coming
up where the prices are extremely
attractive where you can actually have a
proper beach access to you. Now, right
now we are in island A and this beach
that you see right here, this is a
public beach. The new launch that I want
to propose to you is coming up by
Ellington, the Maria collection. It is
on island B which is right next to us.
Unfortunately, we don't have access to
this very island, but I had made it
there. The last time I was talking about
Hadu project, I was there and I'll put a
clip of that very beach how that looks
like. It's an fantastic beach. And over
there as well, ahead of the beach,
you're also going to have a phenomenal
island, sea, golf course that is coming
up. So, you're going to have green and
blue views that is going to look very,
very spectacular. Now let me actually
walk towards the beach and show you the
beach a little more closer and get you a
better view of this very beach that's
coming along right here. So today is a
Monday afternoon and if you have visited
uh JBR or kite beach you you know how
crowded it gets in these pockets. The
beaches over there are extremely crowded
and over here you can take a look the
beaches are way more calm, lesser
people. The water is way more cleaner
that I'll show you in a moment from now.
I was in JBR about 2 weeks ago and on
the JBR beach when I was actually in the
water. I actually went near the waters.
I was surprised to see that the color of
the water in JBR the the the area that
is the most popular for beachfront
living. The water was greenish in color.
It had a greenish tint to it. And over
here this beautiful beach is a
spectacular very nice clear blue beach
that you have right here. So the water
quality is also a huge factor. Uh when
you need to understand when you talk
about beachfront residences the water in
Dubai islands the beaches are pristine.
The color of the water is very clear.
We'll actually go closer and show you
the beach as well. So what is the valley
proposition right here? This is a public
beach, but on island B, where Ellington
is coming up with a new project, you're
going to have a stretch of private beach
just for yourself. That's fantastic as
an amenity to have. This is one of the
most rarest and the most exclusive
amenities that you can have in Dubai. A
proper private beach for yourself. And
now when you actually understand the
prices on the beachfront, we're talking
about 8,300 dirhams as the average price
on the beach front. Over here in the new
Ellington project, we are expecting
prices to start from 3,700 dirham per
square foot. So you have more than a 2x
upside when the prices here match the
average of the beachfront prices. The
prices on the beachfront even trend even
close to 9,000 10,000 dirham per square
foot. So the upside is fantastic and
Ellington if you know are an amazing
developer designled developer. ex CEO of
Imar is the one who has founded this
very company Ellington and if you see
their track record they have some of the
best quality in the market they have uh
the highest resales in wherever they're
building the highest resale transactions
are with Ellington they command higher
rentals and they're always highly
occupied with residents so in terms of
pricing we're expecting one beds to
start from 2.6 6 million dhams and the
two beds will start from 4.5 million
dhams. There's also going to be some
fantastic pen houses in this project
only 11 in number. Now let me also
address this issue right there. The
airplane okay so Dubai Islands today
falls exactly on the flight path but it
is also common knowledge and a fact that
the airport is moving from DXB to DWC
which is in the south of Dubai. So this
aircraft issue that you have, it's a
temporary issue. Don't let this be the
point that stops you from investing in
Dubai Islands because the airport is
going to move. That is established. The
government has a plan to already move
the airport. The airport in DWC is
already active. It's being expanded. And
as the expansion happens, more and more
flights will be phased out towards uh
Al-Maktum Airport and DXB airport. The
Dubai International Airport that we know
today is going to be completely shut
down. So there's going to be no more
flights that happen from right here. and
all the flights will be taking off from
right there and this will become the
most iconic beachfront destination that
you have in Dubai. So another fact about
island B is that the amount of buildings
in island B are very less in number. All
right, there's only a handful of
buildings that will be coming up in
island B. Island A where I am at right
now, this is where most of the
development is happening. But even over
here I have promoted projects which were
on the first line of this very beach.
Those are the projects that I find
maximum value in. There are also
projects that are going to be internally
facing in the middle of the island. I
don't see a point investing in those
places. Yes, there is a point because
you will still be relatively closer to
the beaches. But as an investor, always
best to be investing in the first second
row near the beaches and that is exactly
where Ellington is coming up. The Mariva
Collection by Ellington is a mini
community of sorts. They have their own
plot. It's going to have an Ellington
hotel there as well, managed by one of
the top hotel groups around the world.
Those will be operating right there. And
it's going to be six buildings, 11 pen
houses, all of them having their own
private beach. Now, let's actually go
closer to the beach and check out the
quality of the water that we have right
there. I'm going to pull up my pants so
that I can actually step into the water
and give you a good look at this very
water that we have right here. So, let's
check out the color of the water. You're
going to be surprised to see the color
of the water is actually very nice, very
clear waters over here compared to what
you find in other places of Dubai. There
is no water stagnation and also they
have a reef project that is ongoing over
here and that really purifies the water
and that's why you're going to find the
color of the water is going to be
absolutely amazing. Now the water right
here, I have come here in the past. I
have done my bit of swimming on this
beach and the waters right here are
absolutely amazing. Let me go closer and
actually just show you from close how
clear the waters are right here.
All right. So, this beach is a fantastic
beach. The vibes right here are very
very nice. It is very secluded. It is
not something that is very very uh
populated, but most of the people that I
see right here are visitors and tourists
who are enjoying this very beach right
here. So, that was a closer look into
the waters. I also have a proper
full-blown presentation where we're
going to understand the pricing on the
beachfront, how the different areas of
beachfront are and what kind of value do
you get when you invest in Dubai
Islands. We don't have the brochures
yet. Those will be out in a couple of
days. If you really wait for the
brochures, it is going to be late for
you to be investing in the launch
because there'll be a ton of EOIs that
will be already in place by the time
those brochures do come out. So, watch
this video. If you like it, reach out to
me and whenever the brochers do come
out, I'll be sending it to you first.
So, let's go to the trusted screen and
take a look at the presentation.
So, now we're back in front of the
trusty screen to take a look at a very
amazing analysis on the entire
beachfront of Dubai and how this project
of Ellington shapes out in this
landscape of beachfront residences in
Dubai. So, firstly, just check out this
amazing render of this very project.
fantastic private beach right in front
of you. It is going to be a collection
of six buildings that is coming up right
here and the project looks absolutely
special. We had the Hado by Beyond
project which was right here right next
to this very project and over here
Ellington is bringing their uh mini
community inside of Dubai Island. So
just take a look behind is also going to
be sea views because we have only
low-rise villas right behind this
building. From the front, you're going
to have this fantastic uh open beach
view. Also, with the golf course,
there's going to be a lot of landscaping
that happens all around the community.
There's also going to be an Ellington uh
hotel that is coming up right here. It's
going to be definitely one of the
higherend uh hotel chains that will be
operating within this hotel. And there
also going to be some fantastic pen
houses that come up inside this project.
Let's continue and check out some more
renders. So, this is the beautiful golf
course in the horizon that I was talking
to you about. There's going to be an
amazing architecture within this
building. There's not too much
information that we have in our hand
right now. The official brochure will be
out on 5th of this month. So, if you're
watching this beforehand, please do
reach out to me and I can share with you
whenever these brochures are released.
So, let's take a look at some more
renders of the project. So, these are
some details about the building. The
expression of interest is already open.
uh 50k for a onebedroom in dhhams 50k
dhams for a onebedroom 75,000 for a
twobedroom 100,000 for a three-bedroom
for a penthouse it's 150,000 half floor
250,000 full floor 500,000s these EOIs
are fully refundable um only 11 pen
houses will be available within this
project three and five bedroomedroom
layouts we're going to have six
buildings and the launch the official
launch will happen on 11th of February.
So let's continue into our analysis and
check out the real scarcity in
beachfront residences in Dubai. The two
beachfront apartments comprises only 5%
of residential supply. Now let me
actually show you the map of Dubai where
we can look at the entire coastline end
to end. So I've marked this in white.
This is the border Abu Dhabi and Dubai
border and this over here this white
line it may not be visible but this
there's a white line going right here
which is the border of Dubai and Sharah.
So this end to end is the entire
coastline of Dubai. And where do we have
options to actually buy beachfront
apartments in Dubai? There's only nine
spots in all of Dubai where there is
freehold availability of apartments in
Dubai. Palm Jabali, JBR, Dubai Harbor,
Imar Beachfront, Palm JR, Mrs. Arab, the
Peninsula, Lame and Dubai Islands. And
that's it. There's no other place where
you can own a proper beachfront
apartment in Dubai. Now, let me actually
zoom and show you everything that I've
marked in red are non-freehold areas.
So, you're going to understand, just
look, this is the border of Abu Dhabi
and Dubai. This entire stretch is a
non-freehold land. This entire thing
right here is the double free zone and
the power station right here completely
not a freehold zone. Over here you do
have JBR and this stretch right here
where you do have
uh availability where you can actually
own freehold apartments and as I was
mentioning earlier in this video the the
water color in JBR has a greenish tint
to it which is not very appealing uh
when you're actually going for a swim
right there. Then we have Dubai Harbor
which has a beach on this side. Freehold
you can buy here. Immar beachfront has a
beach you can buy here. Uh Palm JR
entire Palm JRA has various apartment
buildings on the crescent and over here
on the trunk that have beach access. So
that is freehold that can be bought. And
then this entire red section right here
is completely not freehold. All right.
Because we have some palaces of the
royal family. We have some hotels over
here. And um then we have over here Mrsa
Al Arab which is a super ultra luxury uh
residence by Moras and this is going to
be freehold. You can buy here. Uh the
beach access is right here for these
buildings. After that we have this
entire strip of JRA which is completely
non-freehold. As you can see you can't
buy here. All of this land is never
going to be for sale. Then you have
peninsula where the prices are extremely
high but this is a freehold area with
beachfront access where you can buy and
hold today. After that again we have
this entire stretch of non-freehold area
which is facing towards the beach and
then over here we have um uh Jra Bay but
over here the apartments are right here.
As you can see these apartments do not
have a beach access for them. There's no
direct beach access. There is a beach,
but that is part of the Bulgari resort.
So, these apartments though they're
extremely high and they do have sea
views, they don't have a beach access.
The beach access is reserved for the
villas and residents of the resort.
Let's move along this entire stretch
again as I mentioned completely
non-freehold. Now, the these three
islands that you see, this is La Mer,
this is freehold. You can own here and
you can get beach access. We had a new
project called Slaya that was coming up
right here along this beach that will
have its own private beach that is
something that you can own. This is Paul
JRA. This is only for villas. So we are
not going to count that in our analysis.
This entire area is a non-freehold area.
Then we have um maritime city which is
seafront but it does not have a beach so
it does not count in our analysis. This
right here is Rashida yachtsen marina.
Again, it does not have a beach. So, we
are not taking this into our
consideration. Then again, this entire
stretch of land is non-free hold until
the border of Dubai and Chara. This
white line right here is the border of
Dubai Charger. So, the final option to
buy something on the beachfront is going
to be in Dubai Islands where the new
project is coming up. Right here is
where Ellington is bringing their
project and it is going to have its own
direct beach. This island in front of
you will have a fantastic golf course.
So, that is going to be also in the
view. So fantastic project overall. Um
so yeah let's let's check again from
this end. This is one end of Dubai. The
seafront is so scarce. You cannot find
seafront apartments in Dubai other than
the few options that I mentioned to you
completely. Everything that you see in
red is nonfreehold. You cannot buy here.
All right. And this is the border. So
the options are very very limited for
beachfront living. Let's continue into
So we're going to do a price per square
foot comparison between all of the
beachfront options that we have taken a
look right now on the map. So to begin
from the left hand side we had Palm
Jabali where we have prices of 3750
today. So that is the price in Palm
Jubilee. Then we have JBR where we have
older apartments and then we have newer
apartments and these have completely
different price per square foot. All
right. The older stock whatever exists
in Jum uh Jumera beach residences is
trading at 3,025 dirham per square foot
where we have horrendous traffic issues
right now because JBR was not planned
with the Dubai of today. They did not
expect this level of tourism and uh
people coming into the country. So
there's a lot of traffic in JBR. The
newer buildings in JBR are all trading
at 7,000 dirham per square foot on
average. These are all the names of the
buildings that are part of uh these
areas. So each and every building that
you see right here are going to be all
of the beachfront buildings that are in
Dubai at the moment. So JBR old 3,25,
JBR new 7,000 dirham per square foot and
then we have Dubai Harbor where we have
a building by Damak called uh Bay by
Kowali. Prices over here are trading at
5,000 dirham per square foot. All right.
And then we have Emar beachfront where
we have a collection of buildings. On
average these buildings are trading at 5,5225
5,5225
dirham per square foot. And then we have
Palm JRA. Old buildings of Palm JRA.
These are the old buildings on average
are trading at 3,400. The new buildings
in Palm JRA are trading at 8,750
dirham per square foot. So those are
some very high prices that are trading
in Palm JRA, the original Palm. And as
you can see, there are certain buildings
that are even trading at 10,000 dirham
per square foot uh as individual
projects. And then we have Marsal Arab
the one right next to Bjal Arab that I
showed you. Over here prices are trading
at 17,000 dirham per square ft. And then
we have the peninsula by H&H. The entire
island is being developed by H&H. And
over here we have prices trading at on
average 16,000 dirham per square foot.
Let's move along. Then we have La Mer.
As I showed you on the map, we had Puda
Lamar, Assurab, and Slaya. On average,
these are trading at 8,666
dirham per square foot. The highest in
this list is Assora Bay at 16,000 dirham
per square foot. Let's check out finally
Dubai Islands where we're going to have
this new Ellington project. Now, in
Dubai Islands, only a few of them came
with private beach. All right, we had a
Rickos by Nahil that launched in 2023.
All right. And over there we had prices
of 3,200 dirham per square foot. Then we
had Ellington Cove the last Ellington
project which was a complete sellout on
launch day. Uh Ellington Cove prices
started at 3,400 dirham per square foot.
Then we have Bay Grove by Nakil prices
were at 2,400 dirham per square foot.
Then we had recently Hadob by Siora. Uh
this is by Beyond 3,300 dirham per
square ft². And then now we have Maria
collection which is going to be from
3,500 dirham per square ft. So as you
can see the average right here is coming
up to 3,160
dirham per square foot. This is very low
compared to all the other options that
we had. Now let's take a look at the
entire table. Let's tabulate everything
together in a single list. And from this
I have neglected the old stock. Anything
above 10 years old I have removed it
from the list because it is not going to
be a fair comparison because all of
these are the projects that have handed
over after 2019 let's say. Yeah. So,
anything above 10 years is removed from
this list. But when you come to this,
the average on the beachfront is coming
to 8,317
dirham per square foot. So 8,300 that is
a a number which is just we're only
talking about the average. Highest on
the list is at 17,000. Lowest on the
list is right here which is Dubai
Island. So you understand the level the
value level that you have right here.
The prices are very low compared to
anything else that you have in Dubai on
the beach front. So this is the real
value proposition right here. Let's take
a look at
what is the capital appreciation based
on these averages. So Dubai Islands
average 360 Marua collection the new
launch is going to be 3,500
and then I've also included the seafront
average. So seafront and beachfront are
two different things. Beachfront means
you actually have a beach right in front
of you. Seafront could be anything that
gives you a sea view with or without any
kind of beach in front of it. All right.
So the seafront average in Dubai itself
is almost at 6,000 per square ft. And if
you compare it to the seafront average,
you have a price gap of 70% from Miva by
LinkedIn. And then if you compare to the
average beachfront prices that we just
calculated from an analysis is coming at
8,317. That is a price gap of 138%. So
just imagine the immense price gap that
you have right here between Dubai
Islands beach uh front uh apartments
versus the average beachfront of Dubai
uh price per square ft. So let's
continue and understand what does our
ROE look like because we're going to
have a 7030 payment plan right here. So
what does our ROE look like in this very
project? So expected starting price for
a one bet we're looking at 2.8 million
dirhams. All right. Now with a 70%
capital appreciation if we are matching
seafront average 70% and our second case
will be on 138% to match the beachfront
average. So at this 70% capital
appreciation we make a profit of 1.96 by
investing 1.96 million dhams that is
100% roe that you can expect right here
in this very project based on analysis.
These are not numbers that I'm making
up. This is a thorough study on all of
seafront plus beachfront residences in
Dubai. So matching seafront average you
stand to make 100% ROE in this project.
Matching beachfront average which is
more likely you stand to make almost
200% in ROE. That means whatever money
you invest is going to triple up because
if you invest 1.96 million you take a
profit of 3.86
million. All right. So again with a 138%
capital appreciation you're looking at
an exit price of about 6.6 million
dirhams. Now I'm not saying it's going
to be 100%. I'm not going to be I'm not
saying it's going to be 197% but it
could be very well something in between
this number. You with this project have
a potential to make an ROE of anywhere
between 100 to 200% ROE. Even at this
lower case with 100% ROE that is a
fantastic investment opportunity right
here that we have. Let's move along and
check out a two-bedroom uh analysis.
When we match the seafront, we're
looking at
3.15 million rooms of profit when you
invest in a 4.5 million room two-bedroom
apartment. And then uh the same
two-bedroom apartment when we match the
beachfront prices you could exit. These
are based on the averages. This is based
on the market. 10.7 million dirhams of
price and then you're looking at 6.2
million D of profit by investing only
3.15 million dirhams. So let's continue
and check out what can we expect in
terms of your ROIs if you're looking to
do a short-term rental in this very
project. So we have at this point of
time two hotels in Dubai Islands that
are operational. People come there,
people visit there, people stay there.
All right. So what I've done is the two
hotels that are right here are Rio Hotel
and Centaur Hotel. All right. What I've
done is I've taken the prices during the
winter time and I've taken the prices
during the summer time. So these are the
prices in Rio Hotel. In the winters we
have prices about 1,870.
In Centaur we have similar prices of
1,834. This is in February winter
season. In summers we have prices in Rio
at 1,050
and in Santara we have,485.
So when you take the average average
winter prices is at 1,846.
Average summer price is at 1,300. Now we
all know December, January, February
these are the three winter months and
the rest of the months we can just
classify them as summer. So winter
average 1846
* 3 months. Yeah. December, Jan, Feb,
we're looking at 166,140
dhams during these months as our revenue
in the summer months which we can
consider as 9 months. 1,34 * 9 that's
352,000 DS. When you
uh make the total of this, you are
looking to make a revenue of 518 to20.
But this is at full occupancy. That is
not uh sensible. So we're going to
consider at 70% occupancy what are we
looking at? So at 70% occupancy, we are
looking to make about 362,000
dhams annually as our revenue. at 70%
occupancy. So that makes it a gross ROI
of almost 13% right here in this project
excluding your fees, property management
fees, you are still looking to make
about 11% right here in a short-term
rental model. So that is again fantastic
numbers. So this right here was the
analysis into the new Mariva collection.
When you understand the price comparison
between beachfront residences, you
understand what is the amazing value
proposition of this very project. your
own private beach. This is the most
biggest and most exclusive amenity that
you can really have in Dubai because we
understood today the beachfront is very
limited. The coastline is mostly
non-free hold. The options to actually
buy into something are very very
limited. So this launch by Linton is
coming up. The launch last launch was a
complete sellout. This new project is
coming up. EIS are now open. If you're
interested in this project, please do
not waste any time and reach out to me
so I can share all the relevant
information with you as soon as we have
it. And if you found this video
informative, please do drop a like. And
for now, this is Sadbar Realtor signing off.
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