Ellington Sands

By Ellington Properties in Dubai Islands, Dubai

Price from: AED 1,700,000; about £348K or $463K
Payment plan: 20/50/30; 70% before handover
Handover: Q4 2028
Status: Under construction

Render of the Ellington Sands buildings seen from the sea off Dubai Islands

Render of a living and dining room facing the sea

Render of an apartment kitchen with an island and sea view

Render of a bedroom with a glass wardrobe and sea view

Render of a bathroom with a double vanity

Render of the fitness studio with views of palms

Payment plan

20/50/30

70% due before handover

Down paymentAt sales launch20%AED 340,000
During constructionIn scheduled instalments50%AED 850,000
On handover30%AED 510,000
Paid before handoverAED 1,190,000

Amounts are worked on a 1-bedroom apartment at its starting price of AED 1,700,000. Change home type

Model your own price How payment plans work

For 1-bedroom apartments

Homes and prices

Ellington Sands offers 1-bedroom apartments, 2-bedroom apartments, 3-bedroom apartments, 3-bedroom duplexes and 4-bedroom penthouses. Open a home type for its payment schedule, buying costs and the nearest alternatives.

1-bedroom apartmentsFrom AED 1.7M489 to 816 sq ft, AED 3,476 per sq ft 2-bedroom apartmentsFrom AED 3.9M1,172 to 1,399 sq ft, AED 3,328 per sq ft 3-bedroom apartmentsFrom AED 5.8M1,730 sq ft, AED 3,353 per sq ft 3-bedroom duplexesOn request2,248 sq ft 4-bedroom penthousesOn request5,886 sq ft

Starting prices are the published figures from the sources listed on this page, checked 13 November 2026. Sterling figures are indicative conversions. Ask for today's availability before relying on any figure.

Apartments, duplexes, penthouses
1 to 4 bed
489 to 5,886 sq ft
Freehold

Developer: Ellington Properties
Location: Dubai Islands, Dubai
Buildings: 2
Golden Visa: Prices reach the AED 2 million threshold

Overview

Two beachfront apartment buildings by Ellington on the outer edge of Dubai Islands, with a private beach and clubhouse, one-bedroom homes listed from AED 1.7 million and completion due in late 2028.

Ellington Sands is a beachfront development by Ellington Properties on the outer shore of Dubai Islands. Property Finder lists it in two phases, Ellington Sands and Sands Phase 2, across two buildings referred to as Tower A and Tower B. Both phases show completion in December 2028, and Property Finder records construction from October 2025.

Ellington's page describes studios and one- to four-bedroom apartments. Property Finder's unit tables show one-bedroom layouts of 489 to 816 sq ft, two-bedrooms of 1,172 to 1,399 sq ft, three-bedroom apartments of 1,730 sq ft, three-bedroom duplexes of 2,248 sq ft and a four-bedroom penthouse of 5,886 sq ft. On 13 November 2026 the first-phase listing showed one-bedroom homes from AED 1.7 million, while the Phase 2 listing showed one-bedrooms from AED 2.6 million, two-bedrooms from AED 3.9 million and three-bedrooms from AED 5.8 million. The gap suggests the lower figure reflects earlier first-phase pricing, so ask which phase and price a specific unit belongs to.

The amenities are built around the shoreline: a private beach, a beach clubhouse with terrace, a water sports pavilion, beachfront gardens, a leisure and lap pool and a waterfall pool, with yoga and fitness studios and a barbecue deck.

Both phases are listed with 20% at launch, 50% during construction and 30% on handover. The Phase 2 page also mentions a 70/30 plan in its FAQ and gives a Q2 2028 date in one place, so confirm both points in the sales offer.

Sands suits a buyer who wants a beachfront apartment in Dubai with a shorter wait than most Dubai Islands launches. The trade-offs are those of the island as a whole: a large pipeline of similar beachfront stock completing from 2027 onwards, a location some distance from the business districts, and infrastructure that is still being finished.

Buying costs

Government fees are paid on top of the purchase price. This is the position for the entry-level home; costs scale with price. In Dubai the registration authority is the DLD.

Purchase priceEntry 1-bedroom apartment at Ellington SandsAED 1,700,000

DLD transfer fee (4%)Paid to the Dubai Land Department on registration. The department lists it as 2% from each party, but contracts almost always pass the full 4% to the buyer, so a developer's '50% DLD waiver' means the developer is paying its own listed half. Off-plan, it is paid when the sale is registered in the Oqood system.AED 68,000

Oqood registration admin feeOqood portal fee of AED 1,000 plus knowledge and innovation fees, for registering the off-plan sale contract.AED 1,020

Estimated total to completeAED 1,769,020about £363K

Developers may add their own administration charge on off-plan sales. It is set by the developer, not the land department, so it is not included in this estimate: ask for it in writing before you reserve. Adjust the assumptions in the buying cost calculator.

Golden Visa. Larger unit types here are priced above AED 2 million, the threshold for the 10-year visa by property. Check eligibility

Location

On the outer shore of Dubai Islands, off Deira, with its own stretch of beach.

Map data © OpenStreetMap contributors (ODbL). Tiles Esri

View on map

Dubai International Airport: 20 min
Downtown Dubai: 24 min
Dubai World Trade Centre: 24 min
Business Bay: 33 min

Approximate drive times in normal traffic, measured for Dubai Islands as a whole.

About Dubai Islands

More than 20 km of beaches and 60 km of waterfront, according to Nakheel
About 20 minutes to Dubai International Airport
Mid-rise and low-rise buildings rather than towers
Wide choice of developers, from Nakheel and Ellington to smaller private firms

Dubai Islands area guide

Amenities

Private beach
Beach clubhouse with terrace
Water sports pavilion
Beachfront gardens
Leisure and lap pool
Waterfall pool
Yoga studio
Fitness studio
Barbecue deck
Arrival gardens and drop-off area
Lobby reception and courtyard

Developer: Ellington Properties

Design-led boutique developer of apartment buildings across Dubai's established communities, now also selling in Ras Al Khaimah.

Headquarters: Dubai, UAE
Ownership: Privately held; led by co-founders Robert Booth, Joseph Thomas and Elie Naaman.

Ellington Properties profile and track record

Adviser's view

What works

Private beach and beach clubhouse on the outer shore of Dubai Islands
Completion listed for December 2028, earlier than several newer island launches
Range from compact one-bedroom homes to duplexes and a penthouse
Construction recorded on Property Finder from October 2025

What to weigh

Property Finder shows different starting prices for the two phases; confirm which applies
Dubai Islands has a large pipeline of beachfront apartments due over the same years
Dubai Islands is some distance from Downtown Dubai and the main business districts
The Phase 2 FAQ mentions a 70/30 plan and a Q2 2028 date that conflict with the main listing
No project registration or escrow number was published

Questions buyers ask

What is the starting price at Ellington Sands?

On 13 November 2026 Property Finder listed one-bedroom homes from AED 1.7 million in the first phase and from AED 2.6 million in Phase 2.

When will Ellington Sands be completed?

Property Finder lists completion in December 2028 for both phases.

What is the payment plan at Ellington Sands?

20% at sales launch, 50% during construction and 30% on handover, according to Property Finder.

Who is the developer of Ellington Sands?

Ellington Sands is being developed by Ellington Properties. About Ellington Properties: Design-led boutique developer of apartment buildings across Dubai's established communities, now also selling in Ras Al Khaimah.

Can foreigners buy at Ellington Sands?

Yes. Dubai Islands is a designated area where buyers of any nationality can own freehold property, whether or not they live in the UAE. The purchase is registered with the DLD.

Does buying at Ellington Sands qualify for a Golden Visa?

Homes priced at AED 2 million or more can support an application for the UAE's 10-year Golden Visa. At Ellington Sands, larger unit types reach that level, while the smallest do not. Approval is at the authorities' discretion and off-plan purchases have their own conditions: see our Golden Visa guide.

What fees are payable on top of the price at Ellington Sands?

The main cost is the DLD transfer fee (4%). On the entry price of AED 1,700,000 that comes to about AED 68,000, plus small administration charges. There is no stamp duty, no annual property tax and no tax on rental income for individuals in the UAE, though your home country may tax you. Our buying cost calculator itemises it.

Sources and verification

Facts on this page were last checked on 13 November 2026. Prices, availability and payment plans are set by the developer and can change without notice; treat them as a guide until you have a current offer in writing.

Start your enquiry

Starting prices are the published figures from this page's sources, checked 13 November 2026.

Choose a home type

1-bedroom apartments

20/50/30 plan

Due on booking: AED 340,000
Paid before handover: AED 1,190,000 (70%)
Registration fees, estimate: AED 69,020
Total to complete: AED 1,769,020

Fees are the published registration charges. Developers usually collect them at or soon after booking and can add their own administration charge. Every stage