Ellington Properties has moved into a different position in the UAE property market by 2026.
It is no longer simply a small Dubai developer known for projects in Jumeirah Village Circle. Its portfolio now covers Dubai Islands, Jumeirah Islands, Mina Rashid, Palm Jumeirah, Business Bay, Meydan, Dubai Silicon Oasis and Ras Al Khaimah.
The company is also expanding its premium waterfront offering.
The important point for buyers is that Ellington is competing in several different price segments at the same time.
It has projects around AED 1 million, such as Soto Grande, while its Palm Jumeirah offering reaches above AED 22 million. Current Property Finder data also shows 67 new and off-plan Ellington projects listed in Dubai, with developer stock spread across 22 projects.
That gives Ellington a broader market position than its traditional “boutique developer” label suggests.
Ellington Properties’ position in the UAE real estate market
Ellington’s core market position is between mass-market developers and ultra-luxury developers.
The company competes less on the lowest entry price and more on:
- Location
- Building design
- Interior specifications
- Waterfront positioning
- Community amenities
- Smaller residential developments
- End-user appeal
- Premium resale positioning
Its own positioning remains design-led residential development. The portfolio now stretches from Palm Jumeirah and Dubai Hills to Dubai Islands and Ras Al Khaimah.
This gives the developer a useful middle position.
A buyer looking for a AED 1 million apartment can enter the Ellington portfolio through projects such as Soto Grande. At the other end, Ocean House on Palm Jumeirah has a launch price above AED 23 million.
Ellington is becoming a multi-location developer
The geographic expansion is important.
Top Ultra Luxury currently lists Ellington projects across:
- Dubai Islands
- Jumeirah Islands
- Jumeirah Village Circle
- Jumeirah Lake Towers
- Palm Jumeirah
- Dubai Hills Estate
- Business Bay
- Mohammed Bin Rashid City
- Dubai Silicon Oasis
- Mina Rashid
- Ras Al Khor
- Ras Al Marjan Island
- Al Hamra Village
- Dubai South
Dubai Islands is now one of Ellington’s largest areas by project count, with nine listed projects. Jumeirah Islands has six, while MBR City has ten.
That geographic spread reduces the company’s dependence on one community.
It also gives investors very different choices depending on their budget and investment objective.
How has Ellington Properties performed in 2026?
There is an important distinction here.
Ellington Properties is privately held, so it does not publish quarterly financial statements in the same way as a listed developer such as Emaar.
However, third-party DLD-based transaction trackers provide useful insight into its 2026 sales activity.
One 2026 market tracker reported 1,265 registered Ellington home sales worth AED 3.91 billion during H1 2026. The same dataset later reported 1,589 sales worth AED 4.75 billion from January through July 2026.
The reported median transaction value was approximately AED 2.25 million, while the median price was around AED 2,519 per sq ft. The tracker also reported that about 97% of the sales were off-plan.
These numbers matter because they show the type of demand Ellington is attracting.
It is not primarily relying on ready-property transactions.
Its 2026 sales activity is heavily linked to new launches and off-plan demand.
The price-per-square-foot figure is also significant.
The same dataset puts Ellington at roughly 46% above a reported Dubai-wide average of AED 1,720 per sq ft. That supports the view that buyers are paying a premium for the developer’s product and locations.
For context, another Dubai developer ranking put Ellington’s 2025 sales at approximately AED 2.2 billion across about 929 transactions.
The available data therefore points to a substantial increase in transaction value during 2026.
However, these figures should be treated as market-tracker data rather than audited Ellington financial results.
What the 2026 sales numbers tell us
Three points stand out.
First, Ellington has moved into a higher sales-value bracket.
A median transaction value of around AED 2.25 million is well above the entry-level Dubai apartment market.
Second, off-plan remains the main engine.
The reported 97% off-plan share shows how strongly Ellington’s sales model depends on new project launches.
Third, the company is selling across several demand pools.
An investor looking for rental income can consider Dubai Silicon Oasis or Mina Rashid.
A buyer looking for waterfront property can consider Dubai Islands.
A high-net-worth buyer can look at Palm Jumeirah.
A buyer seeking RAK exposure can consider Al Marjan Island or Al Hamra.
That is a much broader proposition than Ellington’s earlier Dubai-only identity.
Ellington Properties 2026 projects and pricing
The current portfolio gives a good indication of how Ellington is positioning each location.
| Project | Location | Current/launch price indication | Handover | Investor profile |
| Costa Mare | Al Marjan Island, RAK | From about AED 2.78M on Property Finder | Q3 2028 | Waterfront growth |
| Eltiera Views | Jumeirah Islands | From AED 2.2M | Q4 2029 | Premium end-user/investor |
| Everly Place | Meydan/Ras Al Khor area | From about AED 1.94M | Q4 2030 | Mid-premium Dubai |
| Mercer House | Uptown JLT | Launch price about AED 4.4M | Q3 2027 | Premium city living |
| Ocean House | Palm Jumeirah | About AED 23M launch price | Q4 2026 | Ultra-luxury |
| One River Point | Business Bay | From about AED 3.4M | Q2 2027 | Central Dubai |
| Playa Del Sol | Al Marjan Island, RAK | From about AED 3.29M | Q4 2027 | Waterfront/second-home |
| Portside Square | Mina Rashid | Current stock from about AED 2.44M for selected 1BRs | Q4 2029 | Waterfront investment |
| Soto Grande | Al Hamra Village, RAK | From AED 1M | Q4 2029 | Lower-entry RAK |
| The Hillgate | Dubai Silicon Oasis | From AED 1.3M | Q4 2027 | Rental-focused investor |
| Highgrove | Bukadra/Meydan area | Launch price about AED 2.2M | Q4 2027 | Premium apartment buyer |
| The Meriva Collection | Dubai Islands | From AED 2.7M | Q2 2030 | Waterfront premium |
Current project information supports these price and handover ranges, although developer inventory and pricing can change quickly.
One correction is worth making to the original project list: Portside is now marketed as Portside Square, and the current project is in Mina Rashid. Ellington’s official project page confirms the name and location.
Where does Ellington sit on price?
Ellington generally sits at a premium to the wider Dubai apartment market.
The 2026 transaction data mentioned earlier places the developer around AED 2,519 per sq ft, compared with a reported Dubai average of around AED 1,720 per sq ft.
That premium is not uniform across every project.
Location has a major effect.
For example:
- Soto Grande: around AED 1M entry point
- The Hillgate: around AED 1.3M
- Everly Place: around AED 1.9M
- Eltiera Views: around AED 2.2M
- Meriva Collection: around AED 2.7M
- One River Point: around AED 3.4M
- Mercer House: around AED 4.4M launch
- Ocean House: above AED 22M
This creates a useful investment ladder.
The question is not simply “Is Ellington expensive?”
The better question is:
Is the premium justified by the location, rental demand, future supply and resale market?
That answer changes from one project to another.
Investment and rental performance of Ellington properties
Ellington’s rental performance is strongest when the project combines three things:
- A strong tenant pool
- Limited competing supply
- A purchase price that does not consume too much rental income
Third-party market data currently estimates gross yields around 7% for several Ellington projects in Jumeirah Islands and Dubai Islands. Al Marjan Island is also estimated around 8%, while Dubai Silicon Oasis is estimated around 8.5%. Business Bay is around 6.2%, Meydan around 6.5%, and Palm Jumeirah around 5% for the listed Ellington projects.
These are estimated gross yields, not guaranteed returns.
That distinction matters.
The Hillgate: stronger yield profile
The Hillgate in Dubai Silicon Oasis stands out for investors focused on rental income.
Its current entry point is around AED 1.3 million, with handover scheduled for Q4 2027. Third-party data estimates the Ellington DSO segment at around 8.5% gross yield.
This makes Hillgate one of the more interesting Ellington options for a yield-led investor.
The trade-off is that Dubai Silicon Oasis does not have the same luxury positioning or waterfront scarcity as Palm Jumeirah.
That is acceptable if the primary goal is rental cash flow.
Eltiera Views: premium rental plus capital-growth case
Eltiera Views is different.
It is positioned in Jumeirah Islands and starts around AED 2.2 million, with completion scheduled for Q4 2029. The current 2026 project data estimates around 7% gross rental yield and approximately 14% potential appreciation to handover.
The investment case is therefore less about maximum rental yield.
It is about combining:
- Premium location
- Lakeside setting
- Ellington’s brand premium
- Limited Jumeirah Islands supply
- Rental income
- Potential capital appreciation
For an investor holding through handover, this can be a stronger all-round proposition than simply chasing the highest advertised yield.
Meriva Collection: long-term waterfront play
The Meriva Collection is one of Ellington’s most important 2026 launches.
It is located on Dubai Islands and starts at approximately AED 2.7 million, with a Q2 2030 completion target. The payment plan is currently shown as 70/30.
Third-party data estimates approximately 7% gross yield and around 16% appreciation to handover for several Meriva projects.
This is a longer investment horizon.
The buyer is taking development and supply risk for a potentially stronger waterfront position as Dubai Islands matures.
Costa Mare and Playa Del Sol: RAK exposure
Costa Mare and Playa Del Sol give investors exposure to Ras Al Khaimah rather than Dubai.
Costa Mare has a current listed launch price around AED 2.78 million and Q3 2028 handover. Playa Del Sol starts around AED 3.29 million with Q4 2027 handover.
The third-party yield data puts Ellington’s Al Marjan Island projects around 8% gross yield, higher than the estimated yield for its Palm Jumeirah project.
This is important for investors.
The cheaper market does not necessarily mean a weaker rental proposition.
In RAK, the investment thesis is linked to tourism, hospitality development, waterfront supply and the wider Al Marjan Island story.
Which Ellington property is right for investment?
There is no single best Ellington property for every investor.
The choice depends on the return you want.
Best for rental yield: The Hillgate
The Hillgate is the stronger candidate for an investor who wants to keep the purchase price relatively low while targeting rental income.
- Entry: around AED 1.3M
- Location: Dubai Silicon Oasis
- Handover: Q4 2027
- Estimated gross yield: around 8.5%
The lower entry price also makes financing easier to manage compared with premium waterfront projects.
Best balance: Eltiera Views
For a buyer who wants a premium Dubai location without moving into Palm Jumeirah pricing, Eltiera Views is a strong candidate.
- Entry: around AED 2.2M
- Jumeirah Islands
- Q4 2029 handover
- Estimated gross yield: around 7%
- Estimated appreciation to handover: around 14%
It offers a combination of rental demand and capital-growth potential.
Best waterfront growth case: Meriva
For a long-term investor comfortable with a 2030 handover, The Meriva Collection deserves serious consideration.
The project starts around AED 2.7M and sits within Dubai Islands. Current third-party estimates indicate around 7% gross yield and approximately 16% potential appreciation to handover for several Meriva projects.
The main consideration is the long holding period.
Best for RAK: Costa Mare
For someone who specifically wants Al Marjan Island exposure, Costa Mare is the stronger Ellington option.
It combines waterfront positioning with a projected Q3 2028 handover and current estimated gross yields around the 8% level for Ellington’s Al Marjan Island portfolio.
Best for luxury: Ocean House
Ocean House is a different investment proposition.
Its launch price was around AED 23 million and the property is on Palm Jumeirah. The current estimated gross yield is around 5%.
That yield is lower.
But the buyer is purchasing a scarce luxury asset rather than a yield-focused apartment.
For a high-net-worth buyer, capital preservation, waterfront location and resale positioning may matter more than gross rental yield.
Who are the top five property buyers in Dubai in 2026?
DLD-derived H1 2026 nationality data puts India at the top of Dubai’s foreign buyer market.
The top five are:
| Rank | Country | Share of foreign purchasing activity |
| 1 | India | 20.6% |
| 2 | United Kingdom | 13.3% |
| 3 | Egypt | 12.6% |
| 4 | United States | 9.0% |
| 5 | Pakistan | 6.9% |
Saudi Arabia followed at 5.7%, alongside Australia at 5.7%. The top 10 nationalities accounted for about 85% of foreign transactions in the cited H1 2026 dataset.
This buyer mix is relevant to Ellington.
Its product range can appeal to different groups.
Indian and British buyers can be important for family homes, investment apartments and premium Dubai addresses.
US buyers are relevant to higher-value central and waterfront properties.
Pakistan and Egypt provide additional demand for apartments and investment-led purchases.
Dubai’s international buyer base also reduces Ellington’s dependence on one nationality.
What does Ellington’s delivery record look like?
Delivery is one of the most important questions to ask before buying off-plan.
Ellington has now reached the point where it has a meaningful completed portfolio.
In May 2026, the company announced the handover of Ellington House II in Dubai Hills Estate and Arbor View in Arjan. Arbor View was Ellington’s first delivered project in Arjan.
The company’s construction updates also provide project-by-project progress information.
Independent 2026 research from Oliva reports that Ellington delivered:
- 847 units across four projects in 2023
- 923 units in 2024
- Three projects in 2023 were handed over within 60 days of schedule
- One project experienced a four-month delay linked to a contractor change
- No RERA arbitration cases were identified in that dataset
That gives Ellington a reasonably strong delivery record, but it should not be presented as a perfect record.
There have been delays.
The more useful conclusion is that the developer has a substantial completed base and is actively handing over projects while continuing to launch new developments.
A separate DLD-based developer tracker currently counts 20 delivered projects and 27 under construction, with 9,726 registered Dubai home sales worth AED 25.3 billion since 2008. The difference between these figures and other developer profiles reflects differences in project and group-level counting methods, so they should not be treated as audited company statistics.
Ellington’s 2026 expansion is changing its risk profile
There is a positive side to Ellington’s rapid expansion.
The company now has access to several high-demand locations.
But investors should also understand the other side.
A developer with a much larger pipeline must manage:
- More construction contracts
- More simultaneous handovers
- More financing requirements
- More contractors
- More communities
- Greater inventory exposure
This is why the delivery record becomes more important as Ellington grows.
The company’s May 2026 handovers are a positive sign because they show that its expansion is being accompanied by completed projects.
What makes Ellington different from larger Dubai developers?
Ellington is still smaller than the major volume developers.
That is actually part of its market position.
The company does not need to compete directly with every Emaar, DAMAC, Sobha or Nakheel project.
Instead, it tends to compete for buyers who are prepared to pay a premium for a specific combination of:
Location + design + specifications + amenities + community positioning.
Its 2026 transaction data supports this.
A reported median price of about AED 2,519 per sq ft is materially above the cited Dubai-wide average of AED 1,720 per sq ft.
The question for investors is therefore not whether Ellington is cheaper.
It usually is not.
The question is whether the project can maintain that premium after handover.
That will depend heavily on location.
A premium in Palm Jumeirah or Jumeirah Islands has a different basis from a premium in a developing community.
The biggest investment opportunities in Ellington’s 2026 portfolio
Looking at the current portfolio, I would divide the opportunities into four groups.
1. Yield-focused investors
The Hillgate
Best suited to buyers who prioritise rental income and a lower entry price.
2. Balanced investors
Eltiera Views
A stronger mix of premium location, rental potential and potential capital appreciation.
3. Long-term waterfront investors
Meriva Collection
Suitable for buyers willing to hold until around 2030 and accept a longer development timeline.
4. RAK growth investors
Costa Mare and Playa Del Sol
Suitable for buyers who want waterfront exposure outside Dubai and are comfortable with the higher development risk associated with a growing market.
5. High-net-worth investors
Ocean House
This is primarily a luxury asset strategy rather than a high-yield strategy.
Final assessment of Ellington Properties in 2026
Ellington Properties has moved into the premium design-led segment of the UAE residential market, with a much wider geographic footprint than it had a few years ago.
Its 2026 numbers are particularly interesting.
Third-party DLD-based data indicates AED 3.91 billion of registered sales in H1 2026 and AED 4.75 billion through July, with off-plan transactions accounting for roughly 97% of reported sales.
Its pricing also shows a clear premium.
The reported median transaction price of around AED 2.25 million and median rate of about AED 2,519 per sq ft put Ellington firmly above the broad Dubai average in the cited dataset.
The current project pipeline gives investors a wide choice.
The Hillgate is the more yield-oriented option.
Eltiera Views offers a stronger balance between rental income and premium location.
Meriva is a long-term Dubai Islands waterfront play.
Costa Mare offers RAK exposure.
Portside Square targets Mina Rashid.
Ocean House is aimed at the ultra-luxury buyer.
The delivery side is also encouraging. Ellington delivered hundreds of units in 2023 and 2024 according to independent research and began further major handovers in 2026. There have been some delays, so buyers should still assess each project’s construction status rather than relying only on the developer’s overall reputation.
My overall view: Ellington is no longer best understood simply as a boutique Dubai developer. In 2026, it is a premium residential developer with a growing UAE footprint, strong off-plan sales momentum, significant waterfront exposure and a proven, though not flawless, delivery record.
For investors, the best Ellington purchase is therefore unlikely to be the project with the highest launch price.
It is the project where Ellington’s premium is supported by the location, tenant demand, supply pipeline, entry price and expected resale market.
That makes project-level analysis more important than the developer name alone.
