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