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Yalayis · Dubai · Launching 2026
Discover Ellington Properties' first master-planned neighbourhood in Yalayis, bringing design-led apartments, townhouses and villas together within a green, low-density community in southern Dubai.
Ellington Properties has built its Dubai reputation through considered architecture, refined interiors and amenities designed for everyday use. Ellington Villas Dubai carries that design philosophy beyond a single building and into a complete neighbourhood in Yalayis.
Set in Yalayis, on the Emirates Road corridor that already carries Town Square, Mira and Cherrywoods, the community brings together apartments for professionals and smaller households, townhouses with private gardens, and standalone villas for larger families — around 4,500 homes in total, inside one landscaped, walkable masterplan, and 100% freehold throughout.
It is a deliberately low-density plan. Streets are laid out for shade and strolling rather than through-traffic, homes look onto green space rather than each other, and the amenity programme is treated as infrastructure rather than decoration. This is the first time Ellington has built townhouses and villas at all — and the first time it has controlled everything from the boundary wall in.
The plan is organised around a continuous landscaped spine. Villas take the quiet perimeter, townhouse clusters step in towards the park, and apartment buildings sit closest to the community's retail and wellness core — so the busiest addresses are also the most connected ones.
The diagram above is an indicative reading of the masterplan concept published ahead of launch — a working guide to how the zones relate, not the surveyed site plan. Ellington releases the official masterplan and plot layouts at launch; register below and we will send it to you the day it lands.
One masterplan, three distinct products — sized so a first apartment, a family townhouse and a forever villa can all sit inside the same community.
Ellington's core competence, and the reason the brand has a following. Efficient layouts, deep balconies, and lobbies treated as rooms rather than corridors — positioned closest to the community's retail, pools and wellness core.
The volume product and the price anchor for the community. Private gardens, direct street access and a garage, arranged in short clusters that open onto the landscaped spine rather than onto parking.
The perimeter addresses — larger plots, four sides of privacy, and the quietest streets in the plan. Expect Ellington's material palette applied at a scale the developer has never worked at before.
The matrix below is the fullest picture circulating ahead of launch. Read it as a guide to the shape of the community — where each product sits and how the ladder is spaced — rather than as confirmed pricing.
| Unit type | Size | Starting Price |
|---|---|---|
| 1 Bedroom Apartment | ~800 sq ft | AED 1.28M |
| 2 Bedroom Apartment | ~1,100 sq ft | AED 1.76M |
| 3 Bedroom Apartment | Multiple layouts | AED 2.30M |
| 2 Bedroom Townhouse | 1,600 – 1,700 sq ft | AED 2.56M |
| 3 Bedroom Townhouse | 2,200 – 2,300 sq ft | AED 3.52M |
| 4 Bedroom Townhouse | 3,000 – 3,200 sq ft | AED 4.80M |
| 4 Bedroom Villa | ~4,000 sq ft | AED 6.40M |
| 5 Bedroom Villa | 5,500 – 6,000 sq ft | AED 8.80M |
Every figure above is pre-launch broker guidance, not an Ellington price list. The table is internally consistent at roughly AED 1,600 per square foot across all eight products, which means it is almost certainly a modelled matrix rather than eight separately quoted prices — treat the rate as the estimate and the individual numbers as arithmetic from it. Independent reporting has separately put 3-bedroom townhouses near AED 3.4M, which is close enough to be a useful sanity check on that rate. Confirmed sizes and prices are issued by the developer at launch.
Ellington's stated position is that facilities should be the reason someone buys or rents, not a line on a brochure. At masterplan scale that thinking extends from the club building out into the streets and parks themselves.
Swimming and leisure pools at the community core, with shaded lounging decks.
A residents-only screening room — an Ellington signature carried into the masterplan.
Dedicated treatment suites alongside the wellness and fitness offer.
Indoor gym floors plus outdoor training areas set into the landscape.
A continuous loop through the park spine, shaded and separated from traffic.
Multi-use courts for padel, tennis and basketball within the community.
Landscaped open space with children's play zones and shaded gathering lawns.
Day-to-day convenience retail and cafés inside the gates, walkable from home.
24-hour security with controlled access across the whole masterplan.
À la carte concierge — an Ellington offer, unusual at this price point.
Yalayis sits along Emirates Road (E611), the same residential corridor as Town Square, Mira and Cherrywoods. It is unglamorous today and deliberately so: this is land bought ahead of the infrastructure, not after it.
Drive times are approximate, based on pre-launch guidance and current road conditions.
The map shows the wider Yalayis district. The exact plot boundary is released by Ellington Properties at launch.
Ellington's standard structure is expected to carry over to Al Yalayis — a construction-linked plan that spreads the majority of the purchase across the build, with a meaningful balance held back until the keys are handed over.
20% on booking, then 50% across milestone instalments as the build progresses.
Settled at completion, expected Q2 2030 as sub-communities are delivered in phases.
Paid at reservation to secure the unit and the launch price.
Spread across construction milestones between booking and completion.
The balance, due when the keys are released — Q2 2030 expected.
Yalayis is a designated freehold area, open to buyers of every nationality.
Purchases meeting the DLD threshold can support a 10-year UAE residency application.
Off-plan payments are held in a RERA-registered escrow account for the project.
4% Dubai Land Department registration applies; developer waivers are sometimes offered at launch.
The 70/30 split reflects Ellington's standard terms and pre-launch guidance. The binding milestone schedule is issued with the official launch documentation.
Ellington's back catalogue is the strongest argument the project has. Across its last fifteen projects the developer has posted numbers that most Dubai launches cannot match.
Average capital appreciation across fifteen recent Ellington projects — around 50% for studios, rising to as much as 69% for two-bedroom units.
Gross rental yields recorded on Ellington stock in Dubai Hills — evidence that the amenity-led approach holds tenants as well as buyers.
Masterplan launches are historically priced at their lowest in phase one, before the amenities and later phases reset the community's benchmark.
Past performance figures relate to previous Ellington projects and are not a forecast for Al Yalayis. Property values can fall as well as rise. This page is information, not financial or investment advice — take independent advice before committing.
Founded in Dubai in 2014, Ellington built its name on a single premise: that design should be the product, not the packaging.
Its portfolio runs through Jumeirah Village Circle, Dubai Hills Estate, Mohammed Bin Rashid City, Palm Jumeirah and Dubai Marina — buildings recognisable for curated art programmes, restrained material palettes and amenity floors that feel closer to a members' club than a residential podium.
Al Yalayis is the developer's most ambitious move to date: a first master community, a first venture into townhouses and villas, and a first attempt to apply an interior-design sensibility to an entire neighbourhood plan.
Ellington Villas Dubai is expected to launch with an initial release priced below later phases. Registration costs nothing and commits you to nothing.