Ellington House Dubai Hills Estate

Ellington House is four buildings, not one. Ellington House I, II, III and IV all stand in Dubai Hills Estate under the same name, and they have four different handover dates: House I completed in 2025, House II began handover in May 2026, House III carried an estimated handover of July 2025, and House IV, about 110 units, Q4 2025. A listing that says only "Ellington House" has not told you which building it is selling.

What they share is the product: design-led boutique apartments from about 790 sq ft, priced by the developer from AED 1.5 million at about AED 1,950 per sq ft, with current listings spanning AED 1,400,000 (about Rs 3.61 crore) to AED 9,900,000. The source listing carries no price. The estate's other buildings we track: Parkside Views, Lime Gardens and Prive Residence. Everything else is in our Dubai section and the projects list.

At a glance

Price and unit pricing

An average ask of AED 3.42 million across a range that runs from AED 1.4 million to AED 9.9 million is a statistic without a meaning: it is averaging four buildings, five configurations and every floor. Ignore it. The number that is useful is the developer's AED 1,950 per sq ft, which sits about 18% under the estate's AED 2,380 average — a design-led building priced below the masterplan it stands in.

And then the number that makes this development interesting: Ellington House I is reported to let about 28% above the market average rent. Below-average purchase rate with above-average achieved rent is the combination an income buyer is looking for, and it is rare enough to be worth verifying against actual tenancy contracts for the specific phase before you rely on it.

Payment plan and total cost

The completed phases are resales settled at transfer; any remaining developer inventory in a later phase carries whatever plan Ellington has attached to that phase, so the question has to be asked per building rather than per development.

Dubai Hills Estate apartments average about AED 20 per sq ft a year, so roughly AED 15,800 on a 790 sq ft apartment and AED 26,900 on a 1,343 sq ft corner two-bedroom. Each of the four phases runs its own budget, so a figure quoted for House I says nothing about House III.

That per-phase point is worth stating once more, because it decides real money. Ask the agent which phase, then ask that phase's association for its rate, its last three years of statements and its reserve position. Buildings handed over in 2025 and 2026 are all early in their lives, which means the reserve should be accumulating; a low charge with no reserve is a bill arriving later, not a saving.

Location and connectivity

Dubai Hills Estate is an Emaar and Meraas joint masterplan built around an 18-hole golf course and a central park, with Dubai Hills Mall, King's College Hospital and GEMS schools inside it. Downtown Dubai is about 15 minutes via Al Khail Road and Dubai International Airport 20 to 25.

There is no Metro station in the estate, so residents drive, and the estate is largely finished apart from its last apartment clusters. The tenant pool is the estate's own families and professionals working in Downtown and Business Bay, which is why Dubai Hills lets steadily rather than seasonally. Q1 2026 sale prices across the estate run around AED 2,380 per sq ft, with apartment service charges averaging about AED 20 per sq ft a year.

Amenities and specifications

Ellington builds to a design standard and the shared spaces carry it: a clubhouse, swimming pools, a barbecue area, a children's play area, a coffee station and a gym. The original phase is a 14-storey boutique block rather than a tower, and House III widens the product range with studios at one end and four-bedroom duplexes at the other.

The reason to take the design seriously here is commercial rather than aesthetic. House I reportedly lets about 28% above the market average, and Ellington's reported occupancy across delivered projects is 96%. That is a specification converting into income, which is what separates a genuinely design-led developer from a marketing claim. When you inspect, look at the shared spaces as an investor would: they are what the 28% is paying for.

About the developer

Ellington Properties is a design-led Dubai developer whose delivered work includes the Belgravia buildings in JVC, DT1 in Downtown Dubai, the Wilton developments in Mohammed Bin Rashid City and Ellington House itself.

Its record is unusually well documented. In 2023 it delivered 847 units across four projects, three of them within 60 days of schedule and one delayed four months after a contractor change. In 2024 it delivered 923 units, two projects early, with no arbitration cases filed against it at the Land Department. Reported occupancy across its delivered projects is 96%. In May 2026 it began handover of Ellington House II and Arbor View together. In a market where "on time" is usually an assertion, those are specific, checkable claims, and they are the strongest part of the case for buying here.

For Indian buyers

Dubai Hills Estate is freehold, so an Indian citizen owns an Ellington House apartment outright with a Dubai Land Department title deed, pays no annual property tax in the UAE and no UAE tax on the rent.

Before the money, the phase. Get the building named on the title deed or the Oqood registration, not just in the advertisement — four buildings share this name and a buyer researching from abroad has no way to tell them apart from a listing photograph. The DLD check has to be done against that specific phase.

On funding, AED 1.4 million is about USD 381,000, so two remitters or two financial years under the Liberalised Remittance Scheme allowance of USD 250,000 per person per financial year; the average ask near AED 3.42 million, about USD 932,000, needs four allowances or a UAE mortgage at 50 to 75% of value. Tax collected at source applies above the current threshold and is credited on your Indian return. On residency, much of the listing range clears the AED 2 million Golden Visa threshold and the entry units do not, so check the specific purchase price. On income, this is the building's strong suit: a reported 28% rental premium on House I and 96% occupancy across the developer's portfolio. Verify it against real tenancy contracts for your phase. That rent is taxable in India for a resident at slab rates as income from house property with the standard 30% deduction, and the property is declared in Schedule FA every year you hold it.

Pros

• A documented delivery record: 847 units in 2023 and 923 in 2024, with no arbitration cases filed against it at the Land Department
• House I reported to let about 28% above the market average rent, which is a measurable design premium
• Reported occupancy across Ellington's delivered projects is 96%
• Developer pricing at about AED 1,950 per sq ft against the estate's AED 2,380 average
• Four phases means comparable sales and rents inside the same development

Cons

• Four phases with four handover dates are routinely advertised as one building
• Each phase has its own association and service-charge budget, so nothing transfers between them
• A listing range from AED 1.4 million to AED 9.9 million makes the average ask meaningless
• No Metro in the estate; every tenant drives
• No single project number covers the development, so the DLD check has to be done per phase

Who this is for

• Buyers who want a design-led building with an evidenced rental premium
• Investors who will identify the phase and price it on its own comparables
• Tenants-turned-buyers who already know the estate

Who should look elsewhere

• Anyone who will buy on the name without establishing the phase
• Buyers needing Metro access
• Investors who want a single, simple price for a development

Our verdict

Ellington House is four buildings sold under one name, and almost every mistake a buyer can make here starts with treating it as one. House I completed in 2025, House II began handover in May 2026, House III was due in July 2025 and House IV in Q4 2025; they have separate associations, separate service-charge budgets and separate rental records, and a listing range from AED 1.4 million to AED 9.9 million spans all of them. Establish the phase first and the rest of the research becomes possible. Once you have, the case is one of the better ones in this batch. Ellington's delivery record is documented rather than asserted: 847 units in 2023 with three of four projects within 60 days of schedule, 923 in 2024 with two early and no arbitration cases at the Land Department, and 96% reported occupancy. More useful still, the design premium shows up in rent - House I is reported to let about 28% above the market average, which is the kind of evidence most 'design-led' marketing never produces. And the developer's own pricing at about AED 1,950 per sq ft sits under the estate's AED 2,380 average, so the premium is in the income rather than in the entry price. That combination, a below-average rate with an above-average rent, is what an investor is actually looking for.

A genuinely well-delivered, design-led building with a measurable rental premium, wrapped in a four-phase naming problem. Find out which House you are buying, price it on that phase's own comparables and service charge, and the numbers do the rest.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

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

How many Ellington House buildings are there?

Four: Ellington House I, II, III and IV, all in Dubai Hills Estate. They are separate buildings with separate handover dates - House I completed in 2025, House II began handover in May 2026, House III was estimated for July 2025 and House IV, about 110 units, for Q4 2025. A listing that just says 'Ellington House' has not told you which one.

What does an apartment cost?

Ellington quotes apartments from AED 1.5 million at about AED 1,950 per sq ft. Current listings across the phases run AED 1,400,000 to AED 9,900,000 with an average ask near AED 3,421,600 - a range wide enough that the average describes nothing.

How big are the apartments?

From about 790 sq ft, with two-bedroom corner units around 1,343 sq ft. House III widens the range with studios at one end and four-bedroom duplexes at the other.

Is the design premium real?

The best evidence is a rent figure rather than an opinion: Ellington House I is reported to let about 28% above the market average, and reported occupancy across Ellington's delivered projects is 96%. For an investor that is the number that matters, because it shows the specification converting into income rather than only into photographs.

How reliable is Ellington on delivery?

Documented and good by Dubai standards. It delivered 847 units across four projects in 2023, three of them within 60 days of schedule and one delayed four months after a contractor change, and 923 units in 2024 with two projects early and no arbitration cases filed against it at the Land Department. In May 2026 it began handover of Ellington House II and Arbor View together.

What are the service charges?

Dubai Hills Estate apartments average about AED 20 per sq ft a year, so roughly AED 15,800 on a 790 sq ft unit and AED 26,900 on a 1,343 sq ft corner two-bedroom. Each phase budgets separately, so get the figure for the phase you are buying in.

Does it qualify for the Golden Visa?

It depends on the unit. The threshold is AED 2 million of property; much of the listing range clears it and the entry units do not. The DLD permits aggregating more than one property to reach it.

Can an Indian citizen buy here?

Yes, Dubai Hills Estate is freehold. At AED 1.4 million, about USD 381,000, the entry listing needs two remitters or two financial years under the USD 250,000 per person LRS allowance; the average ask near AED 3.42 million needs four. Rent is taxable in India for a resident and the asset goes into Schedule FA.

Which phase should I buy?

The one whose numbers you have actually checked. Get the phase named on the title deed or Oqood, that phase's service-charge budget and reserve position, and the rents achieved in that specific building. House I has the longest record and the reported 28% rental premium attaches to it; the later phases are newer and less proven.

Compare with other Dubai projects

Also in Dubai Hills Estate: Parkside Views (from AED 1.45 M, handover 2027), Parkland (from AED 1.5 M, handover 2028), Lime Gardens (from AED 1.12 M, ready) and Emaar Green Square (from AED 1,100,000, ready). See every Dubai Hills Estate project with prices and handover dates.

More by Ellington: Ellington Arbor View (from AED 860,000, ready).

A similar budget elsewhere in Dubai: Park Gate Residences (from AED 1.4 M, ready), Emaar Dubai Creek Residences (from AED 1,408,000, ready) and Azizi Zain (from AED 1,440,000, off-plan).

Read next: Property for Sale in Dubai Hills Estate: Prices and Yields · Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · The Cost of Buying Property in Dubai. Every Dubai project we track is listed on the Dubai section.