Ellington Altiera Heights Jumeirah Islands Dubai

Altiera Heights is Ellington Properties' 41-storey, 355-home tower beside the lakes at Jumeirah Islands — one to three bedroom apartments of about 820 to 1,950 sq ft, plus penthouses of roughly 5,810 to 6,085 sq ft. Portal project pages quote it from AED 1.9 M (about Rs 4.89 crore); the published list by unit type starts higher, at AED 2,100,000 for a 1 bedroom. Handover is on record as Q4 2028 on a 70/30 plan.

Two practical warnings before the numbers. Ellington's own pages spell the tower Eltiera Heights and market a separate Eltiera Views in the same community, so it is easy to compare the wrong project. And the launch release, opened in June 2025, is reported sold out — which means what you are offered today may be a resale rather than a developer allocation.

At a glance

Price and unit pricing

The AED 1.9 M headline does not match any published unit type. The lowest priced type on the list is the 1 bedroom at AED 2,100,000, and the AED 2.0 M figure recorded at the sales launch sits between the two. The likeliest explanation is that the AED 1.9 M and AED 2.0 M figures were launch-day entry prices for a small allocation, and the per-type list is what remains. Only the developer's current price list settles it — ask for it by type and floor rather than working off the headline.

On rate, the published list works out at about AED 2,560 to 2,590 per sq ft on the 1 and 2 bedroom types, against a Jumeirah Islands apartment median of AED 2,070. That is roughly a 25% premium. New build always carries one, and Jumeirah Islands is a villa community with almost no apartment stock to compare against, so the premium has some logic. It is still a premium, and it is the number that decides the yield case below.

Payment plan and total cost

The plan is quoted as 70/30 — 70% through construction, 30% at handover, plus the 4% Dubai Land Department fee. The detailed schedule for this tower is not published; Ellington's sibling project in the same community, Eltiera Views, publishes its 70:30 as 20% at booking, 50% across nine instalments and 30% at handover, so expect that shape here and get it in writing.

Two points a buyer should weigh. A 70/30 plan is more front-loaded than the 60/40 and post-handover plans common in Dubai — 70% of the money is in before there is anything to rent, and handover is more than two years out. And no service-charge budget is published for the tower, which on a 41-storey building with an onsen, spa rooms and a clubhouse is not a small unknown. There is no annual property tax in the UAE.

Location and connectivity

Jumeirah Islands sits just off Sheikh Zayed Road (E11) between interchanges 5 and 6, a low-rise villa community built around lakes and parkland. It feels secluded and is not: Dubai Marina, Jumeirah Beach Residence and Palm Jumeirah are each about 15 minutes, Mall of the Emirates 15 to 20, and Downtown Dubai 25 to 30.

There is no metro station in the community. The nearest Red Line access is at Jumeirah Lakes Towers, a short drive away, with buses and taxis otherwise. For a tower of 355 homes that is a genuine limitation, and it is the main reason this address suits car-owning end users better than commuting tenants.

For a beachfront apartment comparison a few minutes west, see La Vie at Jumeirah Beach Residence. Everything we cover is listed under all Dubai projects we track, and the wider catalogue is on the projects list.

Amenities and specifications

Quoted amenities go past the standard Dubai set: a natural infinity pool, fitness and yoga studios, spa rooms, a Japanese onsen, co-working spaces, a kids' club and play areas, and a clubhouse. Apartments run 820 to 1,950 sq ft with penthouses at 5,810 to 6,085 sq ft, overlooking the lakes.

Ellington's design-led fit-out is the company's selling point across its towers and is a real differentiator in the resale market. What is not published for this project: the appliance schedule, parking allocation per unit, and the service-charge budget. Final specification as per the sale agreement.

About the developer

Ellington Properties has built in Dubai since 2014 and is known for design-led residential rather than volume. Reported figures put it at more than 18 projects delivered over eleven years, with around 37 under construction and no significant delays on record.

Delivered work includes Belgravia I and II and Belgravia Heights in Jumeirah Village Circle, DT1 in Downtown Dubai, the Wilton developments in Mohammed Bin Rashid City and Ellington House in Dubai Hills Estate. In 2025 it handed over Berkeley Place, 127 apartments in Mohammed Bin Rashid City, and Eaton Palace, 110 residences in Jumeirah Village Circle; in May 2026 it announced the handover of Ellington House II and Arbor View. On a plan that takes 70% of the price before the keys, that record is the single most important number on this page.

For Indian buyers

Freehold, any nationality. Jumeirah Islands is a designated freehold area, so an Indian buyer owns the apartment outright and the Dubai Land Department issues the title deed in their own name. An off-plan purchase is registered on an Oqood until the building completes. No residency requirement, no local partner.

Moving the money. AED 2.1 M, the 1 bedroom list price, is about USD 572,000. Under the Reserve Bank of India's Liberalised Remittance Scheme each resident individual may remit USD 250,000 per financial year, so a couple moves USD 500,000 a year and covers this over two financial years — and the 70/30 schedule spreads the payments across three, which fits the allowance well. Keep the handover tranche in mind when planning the last year's remittance.

Visa, tax, yield. This is where the AED 1.9 M headline matters: it is AED 100,000 short of the AED 2 M Golden Visa threshold, while the AED 2.1 M 1 bedroom list price clears it. The Dubai Land Department values the property on the day you apply, so do not plan a visa around the cheapest figure quoted on a portal. The UAE charges no annual property tax and no tax on the rent; an Indian tax resident declares the rent and any gain in India, with treaty credit available. On yield, Jumeirah Islands apartments are quoted at 5% to 6% gross — and buying at a 25% premium to the community median puts you in the lower half of that band, before an unpublished service charge.

Exit. Ellington stock resells well because the fit-out is recognisable, and Jumeirah Islands has almost no competing apartment supply. The offsetting risk is that the community's own comparables are villas, so an apartment resale here is priced against a tower with no neighbours — thinner evidence in both directions.

Pros

• Ellington has delivered 18-plus projects since 2014 with no significant delays reported — what matters on a 70/30 plan
• A 41-storey lakeside tower in a villa community with almost no apartment stock
• Only 355 homes, sized from 820 sq ft up to 6,085 sq ft penthouses
• Amenities beyond the standard set: a natural infinity pool, a Japanese onsen, spa rooms, yoga studios and a clubhouse
• Dubai Marina, JBR and Palm Jumeirah each about 15 minutes, straight off Sheikh Zayed Road
• The launch release reportedly sold out, which is a signal about demand at the price

Cons

• About AED 2,560 to 2,590 per sq ft on the published list, roughly 25% above the AED 2,070 community median
• The AED 1.9 M headline matches no published unit type — the 1 bedroom list price is AED 2.1 M
• A 70/30 plan puts 70% in before handover, more front-loaded than Dubai's common 60/40 and post-handover plans
• Handover is Q4 2028 and no source publishes a construction percentage
• The launch release is reported sold out, so entry now may carry a resale premium
• Ellington's pages spell it Eltiera Heights and market a separate Eltiera Views alongside — easy to buy the wrong one
• No service-charge budget, escrow bank or DLD project number published, and community apartment yields are only 5% to 6%

Who this is for

• Buyers who want an Ellington-built apartment and rate design and delivery over the lowest rate per sq ft
• End users who want a lakeside address 15 minutes from Dubai Marina and the Palm
• Investors with a long horizon who can fund 70% before any rent starts
• Golden Visa applicants buying at the AED 2.1 M list price or above

Who should look elsewhere

• Anyone needing rental income soon — handover is Q4 2028 and 70% is due before it
• Yield-first investors: 5% to 6% community returns against a 25% price premium
• Buyers who want a post-handover payment tail; none is quoted here
• Anyone relying on the AED 1.9 M figure for a Golden Visa — it is AED 100,000 short

Our verdict

A good developer, an unusual address and a demanding plan. If you want an Ellington apartment on the Jumeirah Islands lakes and can fund 70% before handover in late 2028, this is a defensible buy at the AED 2.1 M list price. If you are here for yield, Jumeirah Islands apartments return 5% to 6% and this asks a 25% premium to the community median — that maths does not work. Confirm the tower name, the payment schedule and the escrow account first.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price at Altiera Heights?

Quoted from AED 1.9 M (about Rs 4.89 crore) on portal project pages, with AED 2.0 M recorded as the sales-launch entry. The per-type list is more useful: 1 bedroom from AED 2,100,000 on 820 to 895 sq ft, 2 bedroom from AED 3,200,000 on 1,237 to 1,393 sq ft, and 3 bedroom from AED 4,600,000. No published unit type matches the AED 1.9 M headline.

When is the handover?

Q4 2028 on record, with one source giving 1 December 2028. The tower was launched in June 2025, so that is a long runway — and on a 70/30 plan most of the money goes in before the keys. Get the completion date from the sale agreement.

What is the payment plan?

A 70/30 plan: 70% through construction and 30% at handover, plus the 4% Dubai Land Department fee. Ellington's sibling tower in the same community publishes its 70:30 as 20% at booking, 50% over nine instalments and 30% at handover; expect the same shape here but get it in writing, because the schedule is not published for this tower.

How does the price compare with the community?

Jumeirah Islands apartments have a median of about AED 2,070 per sq ft and villas about AED 2,400. At AED 2.1 M on 820 sq ft, or AED 3.2 M on 1,237 sq ft, Altiera Heights works out near AED 2,560 to 2,590 per sq ft — roughly 25% above the community median.

What yield can I expect?

Apartments in Jumeirah Islands are quoted at 5% to 6% gross and villas around 4% to 6%. At a 25% premium to the community median, expect the lower half of that band on a long lease. The tower's service-charge budget is not published, which is the other missing number in any yield calculation.

Does it qualify for the Golden Visa?

At the AED 2.1 M 1 bedroom list price, yes — the threshold is AED 2 M of property value. The AED 1.9 M headline is AED 100,000 short of it. The Dubai Land Department's valuation on the day you apply is what counts, so do not plan a visa around the cheapest quoted figure.

Is it registered with the Dubai Land Department?

It is sold as a registered off-plan project with instalments paid into a DLD-approved escrow account, but no source we checked prints the project number or names the escrow bank. Verify both on the Dubai REST app, and confirm the project name — Ellington's own pages spell it Eltiera Heights, and a separate Eltiera Views is marketed alongside it.

Who is Ellington, and what is their delivery record?

A Dubai developer building since 2014, known for design-led residential rather than volume. Reported figures put it at more than 18 projects delivered with around 37 under construction and no significant delays on record. Delivered work includes Belgravia I and II, DT1, the Wilton developments and Ellington House; Berkeley Place and Eaton Palace were handed over in 2025 and Ellington House II and Arbor View in May 2026.

Can a foreign national buy at Jumeirah Islands?

Yes. It is a designated freehold area, open to every nationality, resident or not, with no local partner and no residency requirement. The Dubai Land Department issues the title deed in your own name, and an off-plan purchase is registered on an Oqood until the building completes.

Want the current Altiera Heights price list by unit type and floor, the full 70/30 schedule and the escrow details? Ask Realty Hunting and we will chase them for you.

Compare with other Dubai projects

More by Ellington: Ellington House (from AED 1.4 M, ready), Ellington Arbor View (from AED 860,000, ready) and Ellington Belgravia (from AED 820,000, ready).

A similar budget elsewhere in Dubai: Design Quarter (from AED 1.87 M, handover 2027), Deyaar DWTN Residences (from AED 1.86 M, handover 2029) and Ramada Residences by Wyndham (from AED 1,850,000, handover 2026).

Read next: Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · The Cost of Buying Property in Dubai. Every Dubai project we track is listed on the Dubai section.