THE HOMES
The mix at One River Point is unusually weighted towards the two-bedroom apartment. 146 of the 295 homes — very nearly half the building — are two-bedroom, against 94 one-bedrooms and just 19 studios. That is close to the opposite of the profile most Business Bay towers launch with, and it changes what the building is: a scheme with a two-bedroom core is aimed at people who intend to live in it rather than at the smallest possible entry ticket.
At the top the building turns into something else again. The three-bedroom band runs from 2,397 to 3,968 square feet — a spread of more than 1,500 square feet inside one nominal type — and above it sit two three-bedroom penthouses, two four-bedroom duplexes of 4,971 to 5,576 square feet with private terraces shown on the design-strategy diagram, and a single four-bedroom penthouse from 5,847 square feet. Five homes in a 295-unit tower are over 3,500 square feet.
Specification, in Ellington's own description. The apartments carry home automation and a resident access-control system as standard. The one- and two-bedroom types have their own dedicated apartment guides in the pack, which is a level of per-type documentation most developers do not produce. Ellington also notes a kitchen feature restricted by unit type: integrated drop-in sinks are described as available in premium units only, and the brochure's own footnote on the additional kitchen feature limits it to three-bedroom apartments, duplexes and penthouses. If a specific kitchen fitting matters to you, get it confirmed against your unit type rather than against the brochure.
Interiors are described by Ellington as "soft, contemporary and welcoming, with low lighting that emulates a calm return from the vitality that keeps Business Bay one of Dubai's most eclectic and inspiring locations". The materials-and-finishes sheet in the pack is the document that governs what is actually installed, and it is available on request.
THE GROUND FLOOR, THE AMENITY STACK AND WHAT THEY COST TO RUN
Ellington's design-strategy diagram is the clearest thing in the pack and it is worth reading level by level, because it is a statement about who gets what.
| Level |
What is there |
| Ground floor |
F&B and retail promenade, F&B promenade, public plaza |
| Podium level 1 |
Clubhouse, family pool deck, family infinity-edge pool |
| Podium level 4 |
Fitness club and multi-sport hall |
| Podium level 6 |
Adults' infinity-edge pool and terrace |
| Upper floors |
Duplex private terraces |
| Roof |
Roof level |
Ellington Properties, One River Point project brief, design-strategy diagram. Ellington's framing: "Exclusive amenities are combined in one zone and celebrated in a protruding structural expression. While featured public and F&b spaces are located at the ground floor."
The resident amenity list, as Ellington publishes it, is: a hotel-style drop-off; a lobby for working, lounging and reading; a residential clubhouse with a business centre, lounge and entertainment area; open terraces with Dubai Water Canal views; a fitness studio with adult climbing; indoor and outdoor kids' play areas; a yoga studio with a virtual trainer on a projector screen; changing rooms with steam shower and sauna; a kids' pool; two resort-style infinity pools; a pets' play area and pet wash; pool sun loungers and cabanas; a barbecue deck; an immersive experience room with a full projector screen; bicycle parking with a wash area; EV charging with a smart billing system; home automation in the apartments; and a resident access-control system. The first-floor amenity key adds a beach-club pool, a club lounge, a dining area, a kitchenette and separate male and female change rooms.
What it costs to hold. Ellington states an anticipated service charge of AED 20 per square foot, and it is an anticipated rate rather than a struck one — the charge a building actually levies is set by its owners' association and approved by the regulator after handover. Across the Ellington packs we hold, anticipated rates run from AED 14 per square foot on the smaller Jumeirah Village schemes to AED 22 on Claydon House and Ellington Beach House. AED 20 sits near the top of that band, and 10,549 square feet of amenity across four levels, two infinity-edge pools and a multi-sport hall is where it goes. Service charges come off net yield directly. Treat any yield you calculate here as gross until the rate is struck, and establish whether chilled water sits inside the rate or is billed separately.
On the ground floor, the honest position is that Ellington has named the spaces and not scheduled them. There is no trading-unit count, no schedule of areas, no clear height and no mechanical provision published for the F&B and retail promenade or the plaza. If that ground floor is the reason you are reading this page, tell us and we will ask Ellington for the schedule directly rather than describe something we have not seen.
PRICING — WHAT THE REGISTER CAN SHOW, AND WHAT THE PACK CANNOT
Ellington has published no prices for One River Point. There is no price list, no price range, no starting price and no price per square foot in any document in the pack — and the pack is not thin: brochure, slim brochure in English and Arabic, project brief, amenities plan, floor plans, materials and finishes, a Downtown map, a one-bedroom apartment guide, a two-bedroom apartment guide and the payment plan. None of them carries a figure in dirhams.
That leaves one honest source of price evidence, and it is a better one than a developer's list: the Dubai Land Department transaction register, which records sales that completed and were entered on the public record. Asking prices, portal listings and launch price lists are excluded from it by construction.
Where a transactions band appears on this page, every figure in it comes from that register and carries the count of sales behind it. Where one does not, it is because the register does not yet hold enough qualifying sales against this project for a median to carry weight: the floor on this site is thirty arm's-length residential sales. Below it nothing is stated at all, which is the honest rendering rather than an omission.
Three filters sit behind every figure, and each exists because its absence has produced a wrong number somewhere:
- Land is excluded. A project's register rows can be the plot rather than the homes, and a plot sale published as a project median is a fabricated figure.
- Shops and offices are excluded. The register's "Unit" classification admits offices, shops, showrooms, workshops, warehouses, gymnasiums and clinics. Ground-floor retail prices at a multiple of the apartments above it, so left in it pulls the median up and sets the top of the range — which matters a great deal on a building like this one, with a trading promenade at its base.
- Duplicate registrations are removed before anything is counted.
For the current position on One River Point — what has registered, at what areas, and what Ellington actually has available today — ask us and we will send the current extract alongside Ellington's own release.
