1. Definition of the area and data structure
Actual location: according to DLD, the ELLINGTON HOUSE building belongs to the Hadaeq Sheikh Mohammed Bin Rashid area, which is part of the Dubai Hills Estate master project. Transactions for this building are present in DLD (289 operations over the entire period), therefore the area and project are analysed based on actual DLD data.
2. Transaction activity and liquidity
In ELLINGTON HOUSE, transactions have been taking place mainly since 2022. The largest volume of sales occurred in 2022–2023, while deals are also recorded in 2024, which indicates stable demand and liquidity for this asset at the level of new and recently completed premium-segment buildings in Dubai Hills Estate.
The transaction volume for the building is significantly higher than for a typical older building, reflecting strong buyer interest within the developer’s launched project.
3. Price dynamics per m²
For ELLINGTON HOUSE (apartments only):
– Over recent quarters, the average price per m² has been rising: from 18,800–19,600 AED/m² in mid‑2022 to 21,500–23,000+ AED/m² in 2023–2024.
– Over the last 12 months, the average price per m² for the building itself has been around 23,400 AED/m².
– For comparison, the average price per m² in Hadaeq Sheikh Mohammed Bin Rashid over the same period is about 24,500 AED/m² — meaning the building is currently slightly cheaper than the area benchmark. This may be explained by the volume of “first” transactions (possibly on Safari contracts) or by the specifics of the supply structure.
4. Rental rates and yield
For ELLINGTON HOUSE, there is not a single registered rental contract in DLD (which is expected for new buildings or due to a later market launch, when actual tenants are only starting to move in). Therefore, rental and yield analysis specifically for the building is not yet possible.
Moving to the nearest aggregated level — the Dubai Hills Estate master project — over the last 12 months the average annual apartment rental rate has been approximately 1,600 AED/m². This is based on large samples (17,480 rental contracts in the master project — high liquidity).
In Hadaeq Sheikh Mohammed Bin Rashid, the average rental rate is slightly lower at 1,457 AED/m², which also reflects the trend of the secondary segment and a broader pool of assets of various classes.
5. ROI and range of investment‑fair prices
At the master-project level (Dubai Hills Estate):
– Average purchase price over the last year: ~23,400 AED/m² for the building, ~24,500 AED/m² for the area.
– Average rent over the last year: ~1,600 AED/m² (master project), ~1,457 AED/m² (area).
– Gross yield (ROI_brutto) for the master project: around 6.8%.
– After accounting for transactional and initial costs (7–8%), net yield will be about 6.3–6.4% per annum.
To achieve a 7–8% annual yield, an investor would need to buy at 18,000–20,000 AED/m² — whereas actual market transactions for ELLINGTON HOUSE are strictly above this range. Achieving a yield above 7% at the current price level is realistic only with long‑term further growth in rental rates or with a premium for exclusive layouts.
6. Additional conclusions and prospects
Liquidity for ELLINGTON HOUSE and Dubai Hills Estate as a whole is very high — both in the sales market and in the rental market, with dynamics showing steady growth in prices and rates from 2022 to the present.
Given current price dynamics, ELLINGTON HOUSE is slightly below the area benchmarks. For new deals, one should focus on a market range of 23,000–25,000 AED/m². Rental potential is being unlocked gradually: as units are handed over and the share of long‑term tenants increases, rates are likely to reach 1,500–1,600 AED/m² per year, which provides a yield above the Dubai average, but does not allow investors to reach a 7–8% investment return without additional discount‑based purchase strategies.
Bottom line: the project demonstrates high liquidity, steady growth and is suitable for capital appreciation (price growth), while the current yield when buying on the market is 6.3–6.8% per annum at the level of the entire master project (there is still no actual rental data specifically for the building). To achieve higher returns, one would either need to enter at the launch stage (for resale) or operate in the segment of unique units or layouts.
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