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DLD · MEDIAN 12M TO JUL 2026
Ellington Sands I Retail

Commercial Retail

Ellington Sands I Retail

PriceFrom AED 5,185 PSF
CompletionQ4 2029
DeveloperEllington
LocationDubai Islands

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Property

Ellington Sands I by Ellington Properties

Location: Dubai Islands, Island A – Set along the tranquil shores of Dubai Islands, Ellington Sands I enjoys a prime beachfront location with uninterrupted sea views. Positioned on Island A, this project offers seamless access to soft sandy beaches, landscaped gardens, and key city connections, while maintaining the serenity of a resort-style setting.

Project Overview

Beachfront Living with a Boutique Commercial Element

Ellington Sands I is the first phase of Ellington’s debut in Dubai Islands. The project combines refined residential design with curated resort-style amenities and a limited number of premium retail offerings. Designed for a coastal lifestyle, Sands I introduces elegant architecture, immersive outdoor experiences, and a walkable beachfront layout that connects residents and visitors to retail, recreation, and nature.

Key Stats:

  • Structure: Tower A (9 residential floors), Tower B (7 residential floors)

  • Configuration:

    • Tower A: B + G + 9 Residential Floors + R

      • 7 Passenger Elevators
      • 1 Service Elevator

      Tower B: B + G + 7 Residential Floors + R

      • 3 Passenger Elevators
      • 1 Service Elevator

  • Retail Units: 4 (2 in Tower A, 2 in Tower B)

  • Parking: 1 space for 1 & 2BR units; 2 spaces for 3 & 4BR units

Retail Overview

  • Total Units: 4 (2 located in Tower A, 2 in Tower B)
  • Sizes: From 1,628.36 sq. ft. to 5,766.01 sq. ft.
  • Starting Price: From AED 5,185 PSF *******CONTACT US FOR SPECIAL NEGOTIATED PRICE
  • Completion Date: Q4 2029
  • Payment Plan: 60/40

Payment Schedule – Ellington Sands I

No. Installment Milestone Timing Percentage
1 Down Payment At time of booking 20%
2 First Installment 90 days after reservation 5%
3 Second Installment 180 days after reservation 5%
4 Third Installment 360 days after reservation 5%
5 Fourth Installment On 20% construction completion 5%
6 Fifth Installment On 30% construction completion 5%
7 Sixth Installment On 40% construction completion 5%
8 Seventh Installment On 50% construction completion 5%
9 Eighth Installment On 60% construction completion 5%
10 Final Payment On completion 40%
Total 100%

5-Star Resort Amenities

  • Private beach and beachfront clubhouse
  • Waterfall pool, beach pool, lap & leisure pool, and kids pool with splash pad
  • Fitness studio, yoga studio, and spa-equipped changing rooms
  • Dedicated water sports pavilion and beach sports area
  • Outdoor cinema, sun lounger zones, cabanas, and garden decks
  • Retail terraces integrated with F&B and beachfront circulation
  • Lobby lounge, reception courtyard, and landscaped communal areas

Design & Finishes

  • Façade and interiors inspired by beachside minimalism and natural tones
  • Tower A and Tower B with thoughtfully integrated greenery and flowing architectural lines
  • Curated arrival experiences with shaded drop-off zones and visitor parking
  • Retail components designed to activate the beachfront promenade
  • Interior material palette features marble, wood, textured stone, and ambient lighting
  • Units feature double-height entrances, outdoor seating zones, and seamless transitions to residential spaces

Views

  • Direct views over the Arabian Gulf and Dubai Islands waterfront
  • Panoramic beach frontage with landscaped pedestrian zones
  • Integration with beach boardwalk, garden terraces, and outdoor lounges

Location

Dubai Islands – A Sanctuary of Sophistication

Positioned on the tranquil outer reaches of Dubai Islands, Ellington Sands I is more than a development—it's a destination. Nestled within Island A, this exclusive beachfront community offers direct access to the sea, framed by soft sands, gentle waves, and open skies. The setting delivers a unique blend of refined isolation and urban proximity, offering residents a peaceful retreat that remains seamlessly connected to Dubai’s vibrant lifestyle.

Here, nature takes centre stage. With panoramic sea views, curated gardens, and a crafted connection to the coastline, Ellington Sands I embodies serenity and sanctuary. It redefines beachfront living as a daily experience—where each morning begins with the rhythm of the waves and every sunset feels like an invitation to unwind.

Yet tranquility doesn’t mean compromise. Residents are within close reach of premier entertainment venues, destination dining, future golf courses, and a world-class sports and leisure club. Whether it’s a quick drive to cultural attractions or a leisurely walk along the shore, Dubai Islands is emerging as one of the city's most desirable lifestyle zones.

At Ellington Sands I, there’s no need to plan a getaway. The island itself is the escape—elevated, effortless, and elegantly woven into the fabric of daily life.

Illustrative model

Scenario modeller

Set your own assumptions and see how Ellington Sands I Retail behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

The price you are actually considering.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure — we have not assumed one.

0% holds rent flat. It may be negative.

8% is roughly a month plus re-letting.

Letting fees and routine repairs.

Replace with the building's own schedule.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Trustee, title deed, NOC.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

How each figure is calculated
Handover
The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
Gross yield
Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
Net yield
(Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
Rent growth
Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
ROI
Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
ROE
Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
Cash-on-cash return
Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
IRR
The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.

An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.

Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell’s Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.

Location

Ellington Sands I — Dubai Islands

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