Ellington Properties is preparing a wellness-led master community, described in pre-launch guidance as its first: a neighbourhood of townhouses and villas in Al Yalayis 1, Dubai. Pre-launch guidance describes about 18 million sq ft and more than 3,000 homes, with 2 to 4 bedroom townhouses and 4 and 5 bedroom villas estimated from AED 2.7 million. The official name, masterplan, floor plans and launch date have not been released.
Key facts (pre-launch estimates)
- Developer: Ellington Properties. Described in pre-launch guidance as its first master community.
- Location: Al Yalayis 1, Dubai, near Emirates Road and Al Qudra Street.
- Scale: about 18 million sq ft, more than 3,000 townhouses and villas.
- Homes: 2, 3 and 4 bedroom townhouses; 4 and 5 bedroom villas.
- Prices: from an estimated AED 2.7M (2 bed townhouse) to AED 9.0M (5 bed villa).
- Payment: AED 100,000 EOI; 70/30 standard plan; 60/40 for early EOI holders.
- Planned facilities: school, college, medical facility, retail and fitness trails.
- Unconfirmed: name, masterplan, plot sizes, floor plans, launch and handover dates.
What Ellington is building
Ellington Properties has made its name mostly with design-led apartment buildings, and moved into villas with The Sanctuary in Mohammed Bin Rashid City. The Al Yalayis community is a much bigger step: a planned neighbourhood of low-rise townhouses and villas, organised around wellbeing rather than a single building. At an estimated 3,000+ homes, it would be several times larger than any project Ellington has delivered.
The pre-launch guidance describes a site of roughly 18 million square feet. That is about 1.7 million square metres, or about 167 hectares. It is planned for more than 3,000 homes, with a school, a college, a medical facility, retail and fitness trails within the community. Operators, capacities and opening dates for those facilities have not been given.
Home types and estimated prices
| Home type | Approx. built-up area | Estimated starting price |
|---|---|---|
| 2 bedroom townhouse | 1,600 to 1,700 sq ft | AED 2.7M |
| 3 bedroom townhouse | 2,000 to 2,200 sq ft | AED 3.2M |
| 4 bedroom townhouse | About 3,000 sq ft | AED 4.8M |
| 4 bedroom villa | About 4,000 sq ft | AED 8.0M |
| 5 bedroom villa | About 4,500 sq ft | AED 9.0M |
These figures come from the latest estimate sheet attributed to Ellington. They are starting prices, so actual prices will depend on the unit, view, plot and release. Built-up area is the internal floor area of the home. It is not the plot size, and plot sizes have not been confirmed.
Working from those estimates, the townhouses price at about AED 1,450 to 1,700 per square foot of built-up area and the villas at about AED 2,000. That is arithmetic on estimates, not a valuation. We have also published predicted floor plans showing how each home could be laid out at these sizes; they are our own design predictions, not Ellington's plans.
Payment plan
Current guidance points to an AED 100,000 expression of interest, a flexible 70/30 standard plan and a 60/40 plan for early EOI holders. The 60/40 option moves 10% of the price from the construction period to handover. It is a change in timing, not a discount. Our payment plan guide works through the numbers for every home type.
Location
The community is in Al Yalayis 1, an inland district east of Arabian Ranches and The Oasis by Emaar, with Emirates Road (E611) and Al Qudra Street (D63) both close by. Measured by road from the location point supplied with the pre-launch information, it is about 15 minutes from The Oasis, 24 minutes from Dubai Hills Estate and 31 minutes from Downtown Dubai in free-flowing traffic. The full table is in our Al Yalayis 1 location guide.
What is still unknown
A lot of pre-launch content about this community is circulating, and much of it repeats the same few broker descriptions. Before you rely on any figure, it helps to know what has and has not been confirmed.
- The name. Labels such as "First Ever" and "Garden View" appear on aggregator and campaign pages. The same unusual wording repeats across several feeds, which suggests shared source copy rather than independent confirmation.
- An announcement from Ellington. As of 9 October 2026, Ellington’s own newsroom had published nothing about the community, and no major newspaper had reported it. Everything public so far comes from pre-launch guidance and broker pages.
- The headline numbers. Broker pages disagree. Home counts range from about 2,400 to more than 4,500; some include apartments or a crystal lagoon; quoted rates run from about AED 1,600 to 1,900 per sq ft; handover guesses run from 2030 to 2031. The figures on this page follow the latest estimate sheet attributed to Ellington.
- The masterplan. No surveyed masterplan has been published. At least one aggregator listing explicitly says no masterplan is available. Aerial images on broker pages are marketing visuals of unproven origin.
- Plot sizes and floor plans. Not released. Floor-plan tabs on some broker pages show a placeholder image.
- Launch and handover dates. Not stated in the latest guidance. Some older articles mention a first-quarter 2026 launch, which has now passed.
- The exact site. Campaign pages place their map markers a few hundred metres apart. Treat the location as a district, not a plot.
Why this launch matters
For Ellington, the master community is a step from individual buildings to neighbourhood-scale planning. For buyers, it adds a lower-priced townhouse option to the inland villa belt that already includes Arabian Ranches and The Oasis. On the current estimates, its 2 bedroom townhouses start well below the entry point of most nearby villa launches.
For a fuller picture of who is behind it, read who Ellington Properties is, the developer's track record of completed projects and how the community compares with The Oasis and Dubai Hills Estate.
Questions people ask
What is Ellington's new master community called?
The final name has not been released. Broker and portal pages use labels such as Ellington Al Yalayis, Garden View and First Ever, but none has been confirmed as the official name. This site uses Ellington Master Community as a working label.
Where is Ellington's master community?
In Al Yalayis 1, Dubai, close to Emirates Road and Al Qudra Street. The location point supplied with the pre-launch information is 25.0193701, 55.3094693.
How much do homes cost in Ellington's master community?
Pre-launch estimates start at AED 2.7M for a 2 bedroom townhouse, AED 3.2M for a 3 bedroom townhouse, AED 4.8M for a 4 bedroom townhouse, AED 8.0M for a 4 bedroom villa and AED 9.0M for a 5 bedroom villa.
When does Ellington's master community launch?
No launch or handover date has been published. Expressions of interest are being collected ahead of launch.
Is this Ellington's first villa or townhouse project?
No. Ellington has built townhouses before, such as Somerset Mews in Jumeirah Village Circle, and its villa community The Sanctuary is under way in Mohammed Bin Rashid City. Ellington's 2023 blog even called The Sanctuary its first master community development. Pre-launch guidance describes the Al Yalayis project as its first master community, and at an estimated 3,000+ homes it would be by far its largest.
Sources
- Pre-launch estimate sheet attributed to Ellington, supplied to IMARA · IMARA Real Estate · 19 October 2026
- Ellington Al Yalayis project page (scale, home types, EOI and payment guidance) · Direct Deal UAE · updated 14 October 2026
- Ellington New Launch, Al Yalayis 1 (district maps) · Astraterra
- First Ever by Ellington (aggregator listing; notes no masterplan available) · Offplan Properties
- The next big chapter: Ellington's move into townhouses and villas · Allsopp & Allsopp
- Ellington master community Dubai: complete 2026 guide · Throne Properties · updated 3 October 2026
- Garden View campaign FAQ (independent campaign site) · ellingtongardenview.com
- Ellington master community, Al Yalayis: investment notes (2,400 homes, AED 1,900 per sq ft claims) · Atlas Advisory · June 2026
- Ellington new launch, Al Yalayis 1 · WhiteRock Dubai · 5 August 2026
- Al Yalayis by Ellington (independent site; 4,500 homes claim) · alyalayisellington.com
- Ellington Properties newsroom (checked for an announcement) · Ellington Properties · checked October 2026
- Each villa is just a short stroll away from the central lagoon (The Sanctuary) · Ellington Properties blog · 15 February 2023
- Ellington Properties awards AED 600 million contract to Aroma International for The Sanctuary in MBR City · Ellington Properties · 18 December 2024
Independent information by IMARA Real Estate, not the official website of Ellington Properties. Figures about the new master community are pre-launch estimates and may change. Facts about Ellington’s history and projects are taken from the sources listed above as of 20 October 2026.
