THE HOMES AND THE RETAIL — WHAT ELLINGTON SCHEDULES
Ellington publishes a size range against every unit type, retail included, in both towers.
| Unit type |
Tower A size range |
Tower B size range |
| Studio |
432 – 434 sq ft |
432 – 434 sq ft |
| 1-bedroom |
779 – 783 sq ft |
780 – 782 sq ft |
| 2-bedroom |
1,127 – 1,142 sq ft |
1,127 – 1,142 sq ft |
| 2-bedroom + study |
1,256 – 1,260 sq ft |
1,256 – 1,259 sq ft |
| 3-bedroom |
1,489 – 1,507 sq ft |
1,489 – 1,507 sq ft |
| Retail |
799 – 2,461 sq ft |
759 – 1,690 sq ft |
Ellington Properties, Windsor House factsheet, 29 July 2025, and project brief, 30 July 2025. Ellington does not state the area basis on either sheet — whether these are internal, built-up or total areas including balconies is not published, and it is not assumed here.
The apartment ranges are exceptionally tight, and that tells you something about the building. A one-bedroom at Windsor House is between 779 and 783 square feet in Tower A — a four-square-foot spread across ninety homes. The three-bedroom range is eighteen square feet across eighteen homes. This is a highly repetitive, efficiently planned building rather than a collection of bespoke layouts, which is what makes a ten-storey scheme of this size deliverable. For a buyer it has a practical consequence in both directions: what you see in the show plan is what you get, and there is very little differentiation between your unit and the eighty-nine others like it when you come to sell or let.
The retail ranges are wide, and that tells you something different. 799 to 2,461 square feet in Tower A is a three-fold spread across five units, and 759 to 1,690 in Tower B is more than two-fold across five. That range covers everything from a small convenience or service unit to something large enough for a supermarket, a clinic or a full-service restaurant. Ellington's own amenity list names "F & B and retail shops" as a project amenity, which places the trading units on the resident-facing side of the scheme rather than on a separate frontage.
What Ellington has not published about the retail is what an operator needs first. There is no unit-by-unit schedule, no clear height, no cooling load, and no statement of gas, kitchen-extract or fresh-air provision. Those four determine whether an F&B unit can trade at all without a retrofit. Tell us which unit you are looking at and we will get the mechanical provision confirmed in writing from Ellington before you take a view on it.
PRICING — WHAT THE REGISTER CAN SHOW, AND WHAT THE PACK CANNOT
Ellington has published no prices for Windsor House. There is no price list, no price range, no starting price and no price per square foot in the project brief, the factsheet, the brochure, the slim brochure, the floor plans, the amenities plan, the materials-and-finishes sheet, the map or the payment plan. This brief does not manufacture one.
That leaves one honest source of price evidence for a Dubai project, 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, because they record what somebody hoped for rather than what was paid.
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, and below it nothing is stated at all.
On a building with ten retail units, one of the filters behind those figures matters more than usual. The register's "Unit" classification admits offices, shops, showrooms, workshops, warehouses, gymnasiums and clinics alongside apartments, and ground-floor retail prices at a multiple of the homes above it. Left in the pool it pulls the median up and sets the top of the published price-per-square-foot range, which then reads as though an apartment in the building had sold at that rate. Those sub-types are filtered out before anything on this page is counted. Land, building and villa rows are excluded on the same principle — a plot sale published as a project median is a fabricated figure — and duplicate registrations are removed before any figure is derived.
For the current position on Windsor House specifically, and for the retail units in particular, ask us and we will send the current extract alongside Ellington's own release.
WHAT IT COSTS TO HOLD, AND WHAT YOU GET FOR IT
Ellington states an anticipated service charge of AED 17 per square foot, on both the factsheet and the project brief. 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, and on a Q3 2028 completion that is years away. Across the Ellington packs we hold, anticipated rates run from AED 14 per square foot to AED 22, so AED 17 is mid-range.
The amenity list it has to cover is long for a ten-storey building, and Ellington publishes it in full: drop-off areas; F&B and retail shops; a lobby reception and lounge; an adult pool; a kids' pool; sun loungers and cabanas; indoor and outdoor fitness areas; indoor and outdoor kids' play areas; a pilates studio; an outdoor yoga area; changing rooms with steam and sauna; a clubhouse with a games area; a clubhouse terrace and seating area; a barbecue and outdoor dining pavilion; a tree-lined central avenue; outdoor meditation pods; an outdoor family area; a bocce ball court and croquet lawn; outdoor table tennis; a lawn with social zones; a pet wash and play area; an independent car wash bay; and bicycle parking with a repair station.
Two of those are worth singling out because they are rare and because they are the kind of thing residents actually use: an independent car wash bay and a bicycle repair station. In a district built around an airport and a free zone, where car ownership is near-universal, an on-site wash bay is a genuine convenience rather than a rendering.
Service charges come straight off net yield. Treat any yield you calculate on this building as gross until the rate is struck, ask for the written anticipated-charge statement before you reserve, and establish whether chilled water sits inside the rate or is billed separately.
