1. Definition of the area and data structure
Actual location: According to DLD, Ellington Beach House is located in the Palm Jumeirah area and the Palm Jumeirah master project.
Data structure:
– For Ellington Beach House, 190 sales are recorded in the DLD_transactions database.
– For the Palm Jumeirah area — about 17,900 transactions.
– For rentals in Palm Jumeirah, there are about 29,800 active contracts.
– For the building itself in DLD_rent_contracts, the field used is project_name_en (building_name_en is not available), which is important for correct filtering.
2. Liquidity of the property and the area
The building has high liquidity for the premium segment: over the past year, dozens of transactions have been recorded, with the most active period in 2023–2024 (on average 10–45 deals per quarter). Liquidity in Palm Jumeirah is traditionally very high; demand is confirmed not only for new projects, but across the entire residential stock.
3. Purchase price dynamics per m² (historical and current values)
Ellington Beach House:
– The average price per m² over the last 12 months was 42,836 AED.
– Over the past 3–5 years, price dynamics for the building have been volatile: from 32,600 to 63,000 AED in different quarters, which is typical for new, highly demanded projects at launch and handover stages.
Palm Jumeirah (area benchmark):
– The average price per m² over 12 months is 34,054 AED.
– Over the same period, the area has also shown pronounced dynamics: from 27,000 to 47,000 AED per m² in individual quarters. There are distinct spikes, but the trend is clearly upward, especially since 2021.
Bottom line: Ellington Beach House sells at a 25%–30% premium to the area average, which is explained by the class of the new product and its premium positioning.
4. Rental rate dynamics per m² (building and area)
Ellington Beach House:
– The average annual rental rate per m² over the last 12 months was 2,385 AED.
– In recent quarters, values for the building ranged from 2,067 to 2,766 AED/m² — a very high level for Dubai, reflecting the premium status of the complex.
Palm Jumeirah:
– The average annual rental rate for the area is 1,567 AED/m² (over 12 months).
– Historically, the area has shown steady growth: from 900–1,000 AED/m² (2021–2022) to around 1,500–1,600 AED/m² at present.
Thus, the rental premium in Ellington Beach House versus the area exceeds 50% — a clear indicator of strong demand and the high status of the building.
5. Comparative yield (ROI) analysis and fair price range
According to DLD data for the last 12 months:
– Gross annual yield (before expenses) for the building: 2,385 AED / 42,836 AED = 5.6% per annum.
– Average for Palm Jumeirah: 1,567 AED / 34,054 AED = 4.6% per annum.
Adjustment to net yield (taking into account typical transaction costs of ~7%):
– For the building: Net ROI ≈ 5.6% / 1.07 ≈ 5.2% per annum.
– For the area: Net ROI ≈ 4.3% per annum.
Fair purchase price range (benchmarking a 7–8% annual ROI for an investor):
– For the building: arithmetically, at a rental rate of 2,385 AED/m², the fair range for an investor is 29,800–34,100 AED/m².
– For the area: 19,600–22,400 AED/m².
The actual market price (around 42,800 AED/m² for the building) is significantly above the investment-based range (for a target yield of 7–8%). The reason is a combination of the property’s premium status, the price rally in new projects, and the current owners’ focus on capital appreciation rather than income yield.
6. Investment perspective for the property
Ellington Beach House is a landmark next-generation premium project on Palm Jumeirah with strong liquidity and sustained rental demand. In terms of Gross/Net yield, the building significantly underperforms the wider area (which is typical for the premium segment), and current market prices imply a “novelty and lifestyle premium”.
The property will be of primary interest to buyers focused on personal use and capital preservation rather than yield maximisation. An investor targeting a 7–8% annual ROI should factor in a substantial discount to current asking prices or look for entry points elsewhere in the area, which offer a lower cost of entry and potentially more balanced returns.
Related Articles
- How Much Does Property Cost on Palm Jumeirah: Prices, Types of Real Estate and Investment Potential
- ROI analysis of apartment in Ocean Heights: DLD data and real deals
- Apartments in Dubai: Prices, Areas, Renting and Buying Explained for 2026
- How to sell an unit in Dubai in Beachgate by Address – analysis 2025
- ROI analysis of apartment in Azizi Venice 14: DLD data and real deals
