0:03 So I was just analyzing mediva
0:05 collection by Ellington coming up in
0:08 Dubai Islands and one thing that a lot
0:10 of people don't know is that see overall
0:12 in Dubai if you take Dubai as a whole
0:15 you only have 814,000 residential
0:18 properties residential units in Dubai
0:20 and out of those only 34,000 of these
0:23 are actually beachfront properties right
0:26 apartments or villas with a beach access
0:29 so that means only 4.22% 22% overall
0:32 supply. Talk about scarcity. And apart
0:35 from that, Dubai as of now is adding
0:38 almost 100,000 people residents
0:40 annually. And more than ever, we have
0:42 been having high net worth individuals,
0:44 millionaires, billionaires moving into
0:46 Dubai. So that makes it a very good
0:49 opportunity to invest in something that
0:50 is a beachfront property and actually
0:52 source cars because this is very much
0:54 preferred by the high netw worth
0:57 individuals. [snorts] So I'm Sif and
0:58 today I'm going to explain everything
1:01 about Miraa collection by Ellington. So
1:03 we'll be going over the scarcity of
1:05 beachfront apartments and then the
1:07 previous track record of Ellington. I'll
1:09 even be explaining the master plan of
1:11 Dubai Islands to see what's supply, how
1:12 much is built and then even the
1:15 comparison of Dubai Islands with other
1:18 with other properties to check where do
1:19 you stand and is the price per square
1:21 feet actually good for you to invest.
1:24 Now if we come back to this chart, one
1:26 thing that I want to tell you is that
1:30 34,000 these this number includes even
1:32 places like JBR which has a public beach
1:35 access right so if you were to even
1:37 narrow down further and find projects
1:39 with only a private beach access so only
1:41 you as a resident of the community or
1:43 the building have access to that beach
1:45 this number would drop down to almost
1:48 5,000 units only okay that means less
1:51 than 1% and Ellington Mariva collection
1:54 falls into that category.
1:56 So first let's actually speak about why
1:58 Dubai Islands why not the other areas
2:01 that we have in Dubai already. So if you
2:04 see something like GBR and Marina, if
2:05 you were speaking about waterfront,
2:06 there's no plots left, right? The
2:08 skyline is almost completed. And even if
2:10 you go for Blue Waters, it's fully
2:12 completed. And the pricing right now is
2:14 crazy, right? We'll be speaking almost
2:17 6,000 dhams to 8,000 dhams, price per
2:19 square ft to go enter into Blue Waters.
2:21 And even if you're speaking about Palm
2:23 JRA, there's old stock, new stock, and
2:25 if you're speaking about old apartments,
2:27 surely it's not a good investment. But
2:29 if you're looking at something off plan,
2:31 you'll be looking at minimum 6,000 to
2:33 7,000 dirhams price per square ft to
2:36 invest in Palm JRA. So that is what
2:37 makes Dubai Islands a very good
2:40 investment because first thing apart
2:42 from the supply and uh it being a very
2:46 new project, it has 21 km of new beach
2:47 that it's going to be adding into the
2:51 Dubai's coastline. And as of now only
2:54 30% of the community is actually sold.
2:56 You might be thinking only 30% and then
2:58 there's so much supply yet to come. See,
3:01 I think about it in another way. 30%
3:04 means that there's a few projects yet to
3:06 come, right? And that means with every
3:07 project, we're going to see an increase
3:11 in prices. To give you a live example,
3:13 Ellington last year launched a project.
3:15 If you guys remember, Ellington had
3:17 launched in Dubai Islands A again with a
3:20 private beach. So at that time they had
3:22 so this is supposed to be 2026 but at
3:24 that time they had launched in island A
3:26 at a price per square feet of 2,900 to
3:29 3,000 dirhams per square ft² right and
3:32 MVA they are launching at almost 3,500
3:34 dhams per square ft² that is a 20%
3:37 additional rate also because of the time
3:39 and apart from that also because of
3:40 island B being a more resort style
3:43 living and more exclusive but if you
3:44 were looking into the future more with
3:46 all of these supply coming in and more
3:48 projects being announced
3:50 We'll be looking prices going above
3:53 3,800 to 4,000 rands per square ft² for
3:55 a private beach apartment or a private
3:58 beach community overall.
4:01 And I even want to tell you that this is
4:03 only for apartments, right? But what
4:04 we'll be seeing in the next launches
4:06 will mostly be villas. So let's look at
4:09 the master plan of Dubai Islands
4:11 overall. So see Dubai Islands if I have
4:13 to give you a quick overview Dubai
4:16 Islands is made of five islands A, B, C,
4:19 D and E. Now A is where we had the mall,
4:21 the school plots and a lot of buildings
4:23 coming up here. So this is where it is
4:25 and this is where the public beaches.
4:27 Then we have island B where we had Bay
4:30 Villas, Bay Grove, Sior by Beyond Avenue
4:32 building and now even Ellington coming
4:35 up in this uh this island right here.
4:37 Then we have CN. So CND is where we'll
4:39 be having a 18-hole golf course coming
4:41 up here and here a 9-hole golf course
4:43 coming up. So what we'll be seeing here
4:46 is majorly villas and then resorts. So
4:47 we won't be seeing those many apartment
4:49 launches coming up here. So whatever
4:51 apartment launches you're seeing, you're
4:53 going to see it in island B and island
4:56 A. Rest we'll be seeing majorly villas
4:59 coming up here. So now let me speak
5:00 about the project itself about the
5:03 location of Miva Collection. So Miva
5:06 collection is located right here. Okay,
5:08 this plot that you see right here, this
5:10 is where Mibba collection is located.
5:12 Now, the good thing here is you have
5:15 Sior by Beyond, let me mark it for you. So,
5:22 this is where we'll be having Ellington
5:24 coming up and then we have Siora by
5:26 Beyond coming up here. Okay, so the plot
5:30 is right beside Siora and then behind we
5:32 have all the Bay Villas. So, there's no
5:34 apartments behind you. So that means
5:36 that even in the front you'll be having
5:38 the private beach plus the beach view as
5:40 well as the golf course view on the
5:42 higher floors and on the back if you get
5:44 any unit on the back also that means
5:46 you'll be overlooking the bay villas
5:48 very beautiful villas and as well as a
5:50 water view and the Dubai skyline view
5:52 coming up here. Now speaking about the
5:54 project itself so if you see Mariva
5:57 collection will have totally six
5:58 buildings coming up and one five-star
6:00 hotel coming up here. So, we'll be
6:02 having six residential with this one
6:04 being the most exclusive one right in
6:07 front of the beach only G+2 and then
6:09 we'll be having the hotel here and then
6:11 all of these residential units here
6:14 ranging from G+ 6 all the way up to G+
6:16 20 being the highest uh building right
6:18 here this one. [snorts] So, if you see
6:20 we have a lot of amenities here even in
6:22 the front and even in between for the
6:25 whole community and then this whole part
6:28 will be the private beach. Totally we'll
6:30 be having 900 units overall coming in
6:32 this phase and we'll be having one
6:34 bedrooms, two bedrooms, three bedrooms
6:37 as well as pen houses coming up here.
6:38 Now speaking of the prices that we'll be
6:42 seeing up in Ellington. So one bedrooms
6:45 almost 800 ft² will start at almost 2.7
6:48 million dirhams. Two bedrooms 1,200 ft²
6:51 with 4.1 million dirhams and 3bedroom 1.7,000
6:53 1.7,000
6:55 uh square ft starting at 5.9 million
6:57 dirhams. And if you speak about the
6:59 payment plan, it's going to be a 7030
7:01 payment plan normally. But if payment
7:03 plan, you want some flexibility payment
7:05 plan, we can get it done for a 60/40
7:08 payment plan, which would work like 20%
7:11 down payment and 4% DLT here and then 5%
7:14 after every 120 days for 360 days. And
7:16 then we have construction link payment
7:18 plan here. So 60% during the
7:21 construction and 40% on completion. Now
7:23 just to speak a bit more about the
7:26 project itself. See if you get anything
7:29 view here. Here the view matters quite a
7:31 bit because you're investing in a
7:33 waterfront project right? So view
7:35 matters a lot. And if you see few
7:37 buildings here like this one, this one,
7:39 this one. If you get anything on the
7:41 back, you'll be facing amenities and the
7:42 other building which is not a bad thing,
7:44 but it's not the best thing as well. It
7:45 would completely depend on the budget
7:47 and the price bracket you're looking at.
7:50 But investing in something that has the
7:52 waterfront view like this or like this
7:55 would mean would make your investment so
7:59 And one more thing that I want to
8:03 mention is that these private beach is
8:05 already operational. You're not looking
8:07 at the beach being constructed when you
8:08 are getting the handover. Nothing like
8:10 that. Okay. All the facilities that you
8:12 see the mall the gray structure is
8:14 already ready. the beach. Island A
8:16 already has a public beach and island B
8:18 also has his beach ready. But once the
8:19 community is built, that is when it will
8:21 be operational. Okay. So all the
8:22 infrastructure that we are speaking
8:26 about majorly is built or will be
8:28 completed before your handover. And as
8:30 for the handover, we'll be looking at
8:33 the handover close to Q4 2029. That is
8:35 expected, but we don't have a proper
8:38 news on it. And whatever I've mentioned,
8:40 there is no proper news or the proper
8:42 facts that Ellington has released yet,
8:45 but these things are sure. Now, what I
8:48 want to discuss is what makes Ellington
8:49 different. Why should you go with
8:51 Ellington? Especially because Sior by
8:53 Beyond is there right beside you. By the
8:54 way, I'll even be making a video on
8:56 Siora versus Ellington and a lot of
8:58 videos on Miva. So, if that's something
9:00 that you're interested in, subscribe.
9:01 And if you want more information, you
9:04 can always contact me. But what makes
9:06 Ellington so different? It's the
9:08 performance of Ellington that has
9:10 already been there in the market. So if
9:12 I have to give you an example, JVC, if
9:15 this is a base, okay, Ellington
9:17 buildings in JVC are performing 20%
9:19 better. So if the rent was around 80,000
9:22 for a one-bedroom, Ellington is
9:24 performing 20% better. And even in
9:26 downtown, Ellington is performing 15%
9:28 higher rents for Ellington building
9:30 compared to the downtown market. And I
9:32 could go on and on. I could add Dubai
9:35 Hills Estate here 20 to 30%. And Shoba
9:37 Heartland also around 30% higher prices
9:40 than Shoba. And if you see with Dubai
9:42 Hills Estate and Shobba Heartland, [snorts]
9:42 [snorts]
9:45 Dubai Hills Estate is owned by Imar and
9:46 even Shoba Hardland is owned by Shoba
9:48 right they are the master developers but
9:49 still Ellington is getting better
9:52 pricing and everything. Even if we speak
9:54 about capital appreciation, these are
9:56 just few of the projects but it's very
9:58 similar for all of the projects. So we
10:00 have 111% appreciation here all the way
10:04 up to 110 97 63% appreciation for the
10:06 projects that Ellington has gotten. Now
10:09 why is Ellington getting so much rental
10:11 and so much better capital gains? It's
10:14 because of three main reasons. First
10:16 being the sizes. Okay, they always give
10:19 similar to Imar where we have 750 to 800
10:22 ft² close to 800 ft² with Ellington that
10:23 we get the sizes. Second thing
10:25 semi-furnished. Now, I'm not just
10:27 speaking about semi-furnished in terms
10:29 of you have the kitchen appliances and
10:31 all of that. You even get it with the
10:34 interiors and the fittings already done
10:37 which adds it adds a bit more class to
10:39 it. And third is the consistency. Now,
10:41 what do I mean by consistency is that
10:43 what you see in the renders is what you
10:46 get. For example, these are some of the
10:48 Ellington's projects renders versus the
10:51 real what has been handed over, right?
10:52 So, if you see here, this is Kensington
10:54 Waters. This was the render. This is
10:57 what we have gotten. Same with another
10:59 project. This is what and this is what I
11:01 was speaking about. So if you see the
11:02 interiors, the fittings, everything is
11:05 already done for you. Next, this is how
11:08 it is. Renders versus the real. Render
11:11 versus the real. And that is how
11:14 Ellington is. So Ellington in the end,
11:15 it's for three main reasons that
11:17 Ellington is performing so well in the
11:18 market. And that is why you should
11:20 actually invest in it because people
11:22 always prefer living in Ellington
11:24 buildings. And that is why they are
11:27 ready to pay for it more.
11:29 See I and you cannot decide the prices
11:30 at the end of the day. It's the market
11:32 that decides the prices. And if there is
11:35 a premium on that project, it's because
11:36 there is a demand for that project.
11:37 People want to stay in that project and
11:39 they're willing to pay more for the
11:41 project even though the building right
11:43 beside it is renting for lower prices.
11:45 And that just goes to show you the
11:47 quality and the amenities that you get
11:49 in Ellington overall.
11:51 So now for the last part that I want to
11:55 explain is the pricing comparison.
11:56 See I will be coming up with a more
11:58 detailed analysis than this. This is
12:00 just the basics. I already have the
12:02 charts comparing all the beachfront
12:04 projects and what are the pricing and
12:06 what is Ellington's. Okay literally all
12:07 the projects and all of the areas that
12:09 you could get a beach. I'll be coming up
12:11 with a video as well. But just to give
12:13 you a simple breakdown, see Miva is
12:16 trading at 3,500 dhams per square ft²
12:18 average. Okay. If you see Palm Jamra,
12:21 it's at 4,000. Now 4,000 might seem
12:23 less, but it's also because of the old
12:25 buildings that are already there 10 plus
12:26 years, which are ranging at around
12:30 3,000, 500 dhams per square to 4,000.
12:31 Then we have the newer buildings coming
12:33 up handing over and all where the price
12:35 per square feet ranges from 6,000 all
12:37 the way up to 8,000 dhams per square
12:39 ft², right? So which would bring us
12:43 almost around 6,000 5,500 6,000 dhams
12:44 average price. Then we have Immar
12:47 beachfront 4,500 dhams per square feet.
12:49 Again the old buildings included. If you
12:51 take only the new handover buildings to
12:53 make it more fair, we would be looking
12:55 at close to 5,500 dhams per square ft².
12:59 Then we have the JBR at almost 5,500
13:01 dhams per square ft². So if you see Miva
13:04 is trading only at 3,500 DS per square
13:06 ft² and being very scarce with the
13:09 private beachfront and everything you
13:11 have the potential to go way above than
13:13 even what other beachfront projects that
13:16 you're having. Why? Because apart from
13:17 just the beach the whole community
13:19 itself has a mall. Okay, one of the
13:21 largest malls coming up in Dubai
13:23 Islands. Then we have the schools. Apart
13:24 from that we have the golf courses and
13:26 these are the only golf courses by the
13:29 sea in all of UAE. So that puts you at a
13:31 very unique spot. Plus tourism will also
13:33 add to it. Okay. Quite a bit of places
13:35 have higher rents because of the
13:37 tourism. So tourism Dubai Islands is the
13:39 only island that's focused so much on
13:41 tourism with so many resorts and all
13:44 that coming up. Right? So with all of
13:46 these, Dubai Islands and Miva will
13:49 perform way better.
13:52 Now for the last part, what are the
13:54 risks involved? The risks mainly first
13:56 thing that you have to look not more
13:58 like risk but what you have to look at
14:00 first thing the capital also because if
14:02 you go with a 7030 payment plan there's
14:04 a 70% amount that you put first itself
14:06 and then you have the 30% that you can
14:08 pay on handover. So you need to have
14:10 deployable capital and apart from that
14:12 the main thing is the investment
14:15 objective. You cannot come to Miva and
14:16 be like okay I want to flip it in 2
14:18 years and that is why I'm purchasing
14:20 Miva. that is not the project for you
14:22 because we still have a lot of
14:24 developments coming up right and the
14:26 peak pricing that you'll see in Miva is
14:28 almost around five six years down the
14:30 line when the golf course is ready when
14:32 everything Dubai Islands is like a
14:34 lively hub that is when you'll be seeing
14:36 the prices going very well in Dubai Islands
14:37 Islands
14:40 now for the EUI we'll be having if you
14:42 are looking for a one-bedroom 50K
14:45 2bedroom 75 3bedrooms 100K and if you're
14:47 looking at a penthouse only three units
14:50 as of now It's 150k dirhams. That is
14:52 what you'll be paying as the EOI. Now
14:54 see the main thing I have worked with a
14:56 lot of Ellington projects and the main
14:58 thing that matters for you is the unit
15:01 that you get as I showed you if you were
15:04 looking u let's say something that has a
15:07 blocked view. So if you were looking
15:10 something uh
15:12 yeah something right here versus
15:13 something right here the price
15:15 difference will be there but also you'll
15:17 have a very good capital appreciation
15:19 difference also the rate of appreciation
15:21 will be very different because beachf
15:23 facing apartments always appreciate
15:26 better. Okay the rest are very good for
15:28 rentals but beachf facing or even water
15:30 facing right here over the villas and
15:32 then the water and the whole downtown
15:34 skyline will perform better. So unit
15:37 choice matters a lot here. Okay. I have
15:38 seen Ellington buildings where some
15:40 build some apartments have gotten 20%
15:43 and other apartments have gotten 60 70
15:45 80% appreciation in the same building.
15:47 All because of the unit that you choose.
15:50 So unit choice is very important. I have
15:51 analyzed quite a bit of floor plans in
15:54 Ellington previously. So even when these
15:56 floor plates are released, I'm sure the
15:57 analysis is going to be very thorough
16:00 even with mediva collection coming up.
16:01 Which building should you invest in?
16:04 Which floor and what view? This is what
16:05 matters at the end of the day. So if you
16:07 want to know more about that, you can
16:09 contact me. I'll be having the analysis
16:10 ready very soon. They'll be launching
16:13 the um whole brochure and everything
16:15 very soon. So that's when I'll have the
16:17 whole analysis ready. So that's it for
16:18 this video. I'll be coming up with more
16:20 videos on Miva because this is one of
16:22 the project that I completely believe
16:24 that I truly believe that can change
16:27 your investment overall. So that's it
16:28 for this. I'll be coming up with more
16:29 and that's it. I'll see you on the next one.
