0:02 is launching a new residential project
0:04 on Dubai Islands. It's going to be a
0:07 huge hotel style complex with direct
0:09 beach access. In this video, we'll break
0:11 down the investment side of this
0:13 opportunity and show you the level of
0:15 quality you should expect from this
0:17 project so you can decide if that's the
0:19 right investment for you. Let's start
0:22 with the location is Dubai Islands. And
0:24 Dubai Islands right now is one of the
0:26 most hyped areas of Dubai. So, let me
0:29 clear things up for you and list the key
0:30 reasons why you should consider
0:32 investing in this area. Number one, it's
0:36 an early stage area. Only 30% of all
0:38 units that are planned according to the
0:41 area's master plan are sold as of now,
0:43 meaning we have at least 5 years of
0:45 active development. And developers will
0:47 be launching more and more projects and
0:49 will be increasing prices consistently.
0:52 and the early investors, they will
0:54 benefit from that because the value of
0:56 their assets will be constantly
0:58 increasing as the area grows. We already
1:01 see this happening. Just over the last
1:03 year, the average price per square foot
1:05 on the islands have increased by more
1:08 than 20%. But normally, early stage
1:10 areas are riskier because they are not
1:13 developed yet and you have no guarantees
1:15 regarding the infrastructure development
1:17 and you're not sure if you'll get all
1:19 the things you were expecting. And this
1:21 is where Dubai Islands is different. And
1:23 that's the point number two. This area
1:26 is less risky because the main feature
1:29 of the area, it's already there. It's
1:31 actually fully operational. And of
1:33 course, I'm talking about the beach. So
1:36 even if many things go wrong, the area
1:39 will still keep its main feature. But
1:41 islands generally has great potential.
1:43 And that's the point number three. This
1:45 area has an amazing master plan. It's
1:47 planned in a way that it will take the
1:50 best of both worlds. First, it's planned
1:52 to become one of the main tourist
1:54 destinations of Dubai. All the touristic
1:56 features that Palm Jira has, Dubai
1:58 Islands is also going to have it. And
2:01 even more, two times more hotels, a much
2:04 larger mall, a golf course by the
2:06 seaside, an artificial reef in front of
2:08 the islands. And one thing that Palier
2:10 isn't great at, and that's residential
2:12 infrastructure. Dubai Islands is going
2:14 to solve this issue. There is going to
2:17 be a school, a hospital, parks, a lot of
2:20 walking spaces, and pretty good road
2:21 connectivity. And now let's get to the
2:24 point number four. And this is that if
2:26 you invest in Dubai Islands, you have a
2:28 chance to get one of the most demanded
2:31 property types in the whole city that is
2:33 also one of the most under supplied
2:35 ones. And the New Ellington's buildings
2:37 on Dubai Islands, they're the part of
2:39 the project that will have this feature.
2:41 I'll explain this in a moment, but for
2:43 those who want to analyze all the data
2:45 themselves, who want to take the time to
2:48 go through all the facts, you should get
2:51 our report about this project. It has
2:52 the investment rational behind this
2:55 project, all the facts and data you need
2:57 to make an informed investment decision.
2:59 To get this report, scan the QR code or
3:01 click the link below the video and
3:03 someone from my team will send it to
3:05 you. And we will also keep you updated.
3:07 As soon as we have more information
3:09 about the project, we will send it to
3:11 you. So, the thing that makes this
3:13 project by Ellington a super attractive
3:16 investment is that it will have a direct
3:18 beach access and it will have a private
3:21 beach. The thing is that out of more
3:23 than 800,000 residential properties in
3:27 Dubai, only 35,000
3:29 are properties in the beachrun areas.
3:31 This is roughly 4% of the whole
3:34 residential supply. And out of those
3:37 35,000 units, a very small fraction are
3:39 properties with a private beach. And
3:41 Ellington on island B will be one of
3:44 them. Their plot will be right next to
3:46 Beyond's new mini master community,
3:49 Seawora. So on the opposite side, across
3:52 the water, there'll be a golf course. It
3:53 means that some units in this
3:56 residential complex will have sea views,
3:59 golf course views, and sunset views.
4:01 That's a pretty unique combination. But
4:03 what you should also know about is that
4:06 this project is going to have more than
4:08 1,000 units in total. They're planning
4:10 six buildings and this is going to be a
4:12 resort concept. They even have a
4:15 five-star hotel as part of this project.
4:17 Alington is one of the best developers
4:20 to deliver a project like that because
4:22 Alington is known for its quality and
4:24 it's difficult to fully understand what
4:26 this quality means unless you feel it.
4:28 So the best we can do in the video
4:31 format is to show you what it is. Andre
4:33 went to one of their ready buildings to
4:35 show you what Ellington delivered.
4:37 You've might heard a lot that Ellington
4:39 delivers great quality, but what great
4:40 quality actually means is a bit
4:43 uncertain, right? So, I decided to show
4:45 you one of the ready buildings, so you
4:47 can judge yourself if it is great or
4:49 not. And I'm right now in the Alington
4:51 Beach House. It's a new building that
4:53 they've recently delivered on the Palm.
4:55 It's a good example of what you should
4:57 expect from their Dubai Islands project.
4:59 And their positioning is very clear.
5:01 Ellington, especially when it comes to
5:03 waterfront buildings, built hotel style
5:05 residences. The lobby and common areas
5:07 set the tone immediately. It feels like
5:10 a hotel, not an apartment block. You
5:12 notice it as soon as you walk in. And
5:14 this feeling is maintained both inside
5:17 and outside. Nice seating arrangements
5:19 with a fireplace, sports amenities, and
5:21 a swimming pool. All consistent with the
5:23 hotel style concept. Ellington's
5:25 buildings have tons of amenities from
5:27 gym with technym equipment and pilateses
5:30 reformer to spa with a jacuzzi steam
5:33 room and sauna to a clubhouse. This is a
5:34 place that you can book for an event,
5:37 arrange catering or where you can just
5:39 grab some drinks. And again, look at the
5:41 finishes and how stylishly this place is
5:43 done. Even the elevators in this
5:45 building have soft wall coverage inside.
5:48 It sounds small, but this is exactly
5:50 what creates a premium sense. And then
5:52 you get inside of the apartment and here
5:53 where the difference with other
5:56 developments becomes even more obvious.
5:58 They use white Italian marble throughout
6:00 the apartment. There is brass
6:02 everywhere. Cabinet handles, trims,
6:04 furniture details. Even the light
6:07 switches are brass. Normally this is
6:09 just plastic. Each kitchen cabinet has
6:11 integrated internal lighting. There's
6:14 proper sponge storage under the sink.
6:16 Shows intent to make everything super
6:18 convenient. Right. There's a wine
6:20 cabinet included. top tier appliances
6:22 like Millie and SMAG. In the living
6:24 room, there is even a white stone TV
6:27 stand. You never see these in standard
6:29 apartments. The master bathroom has both
6:32 bathtub and the shower. There is a rain
6:34 shower. And also pay attention to the
6:37 water controls. They're built in to the
6:39 wall. The proper hotel style approach.
6:42 Now, the most important part. Look at
6:44 this sidebyside comparison. What the
6:46 buyers actually got was exactly the same
6:49 as in the brochure. They delivered what
6:51 they promised and that means a lot in
6:53 our business. All of that of course
6:55 affects the performance. So I'll pass it
6:57 back to Jay to break down the numbers.
6:59 In case with Ellington, great quality
7:02 results in great performance. All is
7:04 known as the developer that consistently
7:06 outperforms the market. Here is a quick
7:09 example. The chart shows the average
7:12 growth between 2022 and 2025. The blue
7:16 bar is GBC average and the rest the red
7:18 bars are different Allentton's buildings
7:21 that they built in GBC. These are all
7:23 Ellent's buildings in the area. So all
7:26 of them except one have shown the growth
7:28 faster than the area's average and the
7:30 one that's underperforming. It should
7:31 catch up because now there are
7:33 construction works around it and when
7:35 they are finished the prices should go
7:38 up. But GVC is not the top area, right?
7:41 Let's take a look at Dubai Hills. Mars
7:43 is the master developer of Dubai Hills
7:45 and Ellington has recently delivered
7:48 their new project in this area and the
7:50 interesting thing is that the growth of
7:52 this Ellington's building [music] the
7:54 value growth was higher compared to
7:56 Dubai Hills average and if we take a
7:59 look at the rental rates and compare the
8:01 rates of this Ellington's building with
8:04 another building by a more that is just
8:06 nearby then Ellington's apartments are
8:09 rented at 30% higher rate. This
8:11 combination of Dubai Islands and
8:13 Ellington is a pretty attractive
8:15 combination for investors. And there was
8:17 a case like that a year ago when
8:20 Ellington launched another project on
8:22 Dubai Islands on island A, a pretty
8:25 similar concept with direct beach access
8:28 and hotel style amenities. The demand
8:31 was huge. There was a big fight for good
8:33 units. And unfortunately, many investors
8:35 got away with nothing. But I'm proud to
8:38 say that all of our clients got amazing
8:41 units in that project. Now, we intend to
8:43 deliver the say. So, if you're
8:46 interested in this new project by Alton
8:48 on Island B, reach out to us and we'll
8:51 help you. Now, let's talk about rental
8:53 potential. To estimate potential rental
8:56 income, we need to make two assumptions.
8:58 Number one, the rental price ratio in
9:01 this project will be the same as the
9:04 average on Palm Jira. Now it's around 5%
9:06 depending on the size of the property.
9:08 And what we're basically saying is that
9:10 when the property is handed over, when
9:12 this new project is handed over, its
9:15 price multiplied by 5% is what you'll
9:17 get as a rental rate. Assumption number
9:20 two is that we expect this project to
9:24 increase in value by 30 to 40% over 4
9:26 years. This growth is realistic because
9:29 now Dubai Islands is priced much lower
9:31 compared to ready beach run areas and
9:34 just over 2025 over just the last year
9:36 the average price on the island
9:39 increased by 20%. Using these
9:41 assumptions we estimate that an average
9:43 onebedroom in this project should be
9:46 rented for around 200,000 dirhams or
9:49 roughly 50,000 US. Two bedrooms should
9:52 go for slightly less than $300,000
9:55 dirhams or $78,000.
9:57 And the rates for three beds will
9:59 achieve $424,000
10:02 dirhams or $115,000.
10:05 With these rates, the project will
10:08 deliver a 7% renttoric ratio. This could
10:10 be more, but we intentionally keep our
10:12 estimations conservative. Now, let's
10:15 talk about prices. The developer
10:17 announced an average price per square
10:19 foot in the building to be around 3.5,000
10:20 3.5,000
10:25 dirhams. That's around 950 US. Now,
10:26 let's compare this price to
10:28 alternatives. Number one in our
10:30 comparison group is Ellington Beach
10:32 House. This is the project Andre showed
10:34 you today. It's a ready project. It's on
10:37 Palm Jira. We use it to indicate a value
10:39 appreciation potential over a longer
10:42 period of time. Number two, Sior by
10:44 Beyond. It's a project right next to New
10:46 Ellent's development. A pretty similar
10:49 concept. Number three, Allenton Science,
10:52 previously known as Allenton Cove.
10:54 That's their project on Dubai Islands
10:56 Island A, the one that was launched a
10:59 year ago. And number four, Villa del
11:01 Brunella by Mr. Raid. It's a new
11:03 developer that is actively building on
11:06 island A of Dubai Islands. The price per
11:08 square foot in Ellington Beach House is
11:13 5,000 dirhams. That's around $1,350.
11:15 And this price difference makes sense.
11:18 Ellington Beach House is on Palm Jira, a
11:20 much more developed area, but we expect
11:21 the new project on Dubai Islands to
11:24 catch up after some period of time. Sior
11:28 by Beyond is 3.2,000 dirhams or roughly $880.
11:30 $880.
11:31 This difference comes with more
11:34 uncertainty when you invest in Beyond's
11:36 projects because Beyond is a new
11:38 developer. They haven't delivered
11:40 anything in Dubai yet. So we don't know
11:42 what quality will they deliver. Allan
11:47 science is 2.9,000 dirhams or $780.
11:49 It's significantly lower than the new
11:52 project and there is a strong reason for
11:54 that. This project was launched a year
11:56 ago. So basically these two projects
11:59 have a 20% price difference and this is
12:01 exactly how much the prices grew on
12:04 Dubai Islands in 2025. And the last one,
12:08 Villa Brunella, $3.8,000s
12:11 or slightly higher than $1,000 US. This
12:12 price is higher than in today's
12:15 Allenton's project. And Mr. Rate is a
12:18 new developer. They hasn't delivered
12:20 anything in Dubai yet. But what you
12:22 should know is that Mr. Rate usually
12:24 offers very relaxed payment plans. Villa
12:28 de Brunella comes with 35% paid during
12:31 construction and 65% paid on handover.
12:33 Anelton's projects are usually come with
12:36 7030. 70% paid during construction and
12:40 30% paid on handover. So 3.5,000 dirhams
12:43 is the price per square foot. When we
12:45 were filming this, Anon hasn't announced
12:48 the prices per units yet, but we can
12:50 make estimations based on the sizes they
12:52 used in the previous project. So the
12:54 starting price for one bedroom should be
12:59 around 2.8 million dirhams or $760,000.
13:02 Two bets might be priced at around $4.1
13:05 million dirhams or 1.1 million US and
13:07 three bets should go for 6 million
13:11 dehams or 1.6 million US and there is
13:14 also a unique unit type for high netw
13:16 worth individuals only. Chances are high
13:18 these will be the fastest growing units
13:21 in the project. There will be just 11 of
13:23 them and they will have premium ultra
13:26 luxury materials, private swimming pools
13:29 and other luxurious features. So, if
13:31 this project sounds interesting, you can
13:33 find our contact information in the
13:35 description. And if you want to learn
13:37 more about Ellington and compare it to
13:39 other developers in Dubai, check out the
13:42 video we made on seven levels of Dubai
