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1. Definition of the area and data structure
Actual location: According to DLD, Ellington Beach House is located in Palm Jumeirah. A total of 189 transactions have been recorded in this building, which indicates a sufficiently large market volume for analysis. The report uses a filter for one‑bedroom apartments (1BR) in line with the DLD standard (rooms_en = ‘1 b/r’).
2. Transaction volume and dynamics, liquidity of the building and the area
Over the past few years, regular 1BR transactions have been taking place in Ellington Beach House, although their frequency is lower than in the area as a whole (clearly, the building belongs to the premium segment with limited supply). On average, the building sees 1–7 1BR transactions per quarter. This indicates investor interest, but the market is more “boutique” compared with the mass segment.
In Palm Jumeirah, 1BR transactions are very active: in recent quarters alone, the number of title transfers has consistently exceeded one hundred transactions per quarter, confirming stable demand.
3. Price dynamics for 1BR apartments in 2020–2025
Ellington Beach House:
– 2023: the average price per m² in transactions ranged from 42,700 to almost 49,000 AED;
– 2024: values decreased to 26,400–36,100 AED per m² (the fluctuations are driven by a small number of transactions in the reporting quarters);
Palm Jumeirah (1BR Benchmark):
– In 2020, 1BR prices were at the level of 13,700–14,600 AED/m². Further growth was gradual, with a sharp jump in 2022–2023.
– In 2023, average prices were 22,700–29,600 AED/m², in 2024 – 24,300–25,600 AED/m², and in the first half of 2025 – in the range of 27,700–32,400 AED/m².
Thus, at its peak, transactions in Ellington Beach House exceeded the area’s average price by more than 60%, which is typical for new branded premium projects. Since mid‑2024, the price spread within the building has narrowed, but the premium over the area average remains.
4. Average sale and rental levels over the last 12 months
For a 1BR in Ellington Beach House:
– Average purchase price per m² over 12 months: about 35,100 AED.
For Palm Jumeirah 1BR:
– Average price per m² over 12 months: 30,700 AED.
Rental market:
– There is no DLD rental data specifically for the building or the Palm Jumeirah master project (0 contracts for 1BR). This is a typical situation for new premium assets, where units are still mainly being sold and are not yet widely offered for long‑term rent.
– Across Palm Jumeirah as a whole in the residential apartment segment, the volume of valid rental contracts has reached tens of thousands in recent years. The average effective rental rate over 12 months is about 1,560 AED/m²/year.
5. Calculation of gross and net yield (ROI)
It is not possible to calculate ROI for the building based on DLD data due to the absence of rental contracts specifically in Ellington Beach House (neither in DLD nor even at the master‑project level). At the Palm Jumeirah area level, the ROI layer for 1BR is as follows (a benchmark “as if the unit were rented at the area’s average market rate”):
– Area gross ROI: 1,560 / 30,700 ≈ 5.1% per annum.
– Net ROI after all expenses (entry benchmark 7–8%) – about 4.7–4.8% per annum.
Range of investment‑fair prices:
– With a target yield of 7–8% per annum for Palm Jumeirah, the fair purchase price for a 1BR is: [1,560/0.08; 1,560/0.07] = [19,500; 22,300] AED/m².
– The actual average transaction price over the past year is significantly higher (about 35,100 AED in the building, 30,700 AED in the area), which is typical for the luxury segment – yield expectations on the buy side are noticeably lower here.
6. Conclusions on liquidity and outlook
Ellington Beach House is located in the premium resort area of Palm Jumeirah, which has high liquidity at the area level, but transactions in the building itself are less frequent, pointing to the exclusivity of the offering. Over the past 2 years, prices per m² in the building have consistently been 15–30% above the area average. There is no rental data for the building/master project, so it is impossible to assess actual yield via DLD — for an investor, the ROI rate will be indicative only, based on area benchmarks.
Given the strong demand for Palm Jumeirah and the premium status of the building, current owners can expect a relatively quick sale without a significant discount, but purchases at current prices deliver low yields relative to a classic buy‑to‑let strategy. The building is better suited to premium buyers focused on capital appreciation rather than rental income.
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