Ellington's new master community in Al Yalayis 1 is expected to include two villa types: a 4 bedroom villa of about 4,000 sq ft from an estimated AED 8.0 million and a 5 bedroom villa of about 4,500 sq ft from AED 9.0 million. That is roughly AED 2,000 per sq ft of built-up area, a premium over the townhouses that reflects the private plots. All figures are pre-launch estimates.
The short version
- Types: 4 bedroom and 5 bedroom villas (estimate).
- From: AED 8.0M and AED 9.0M (estimate).
- Sizes: about 4,000 and 4,500 sq ft built-up area.
- EOI: AED 100,000, fully refundable according to the guidance received.
- Not yet released: plot sizes, villa formats, official floor plans, launch and handover dates.
Which villas are planned?
The villas are the top tier of Ellington's new community in Al Yalayis 1. The pre-launch guidance lists two types.
| Villa | Est. built-up area | Est. from | Approx. AED per sq ft |
|---|---|---|---|
| 4 bedroom | about 4,000 sq ft | AED 8.0M | about 2,000 |
| 5 bedroom | about 4,500 sq ft | AED 9.0M | about 2,000 |
At about AED 2,000 per sq ft, the villas carry a premium of roughly 20 to 30% over the townhouses on a built-up basis. Most of that difference is land: a villa sits on its own plot, with space on all sides for a garden and, often, a pool.
Predicted layouts and plot sizes
Ellington has not published villa plans. IMARA's predicted plans, drawn to the estimated areas, suggest:
- 4 bedroom villa: about 4,000 sq ft over two floors on a footprint of roughly 12.0 by 15.5 metres, with a working plot example of about 5,716 sq ft (18.0 by 29.5 metres) and room for an optional pool.
- 5 bedroom villa: about 4,500 sq ft on roughly 13.5 by 15.5 metres, with a plot example of about 6,297 sq ft (19.5 by 30.0 metres).
These are design predictions, not surveyed plots. See them in the floor plans section.
Standalone or twin villa?
Several agency pre-launch pages describe a 4 bedroom twin villa, meaning two homes sharing one wall, alongside 5 bedroom standalone villas. The estimate sheet IMARA holds lists simply a 4 bedroom villa and a 5 bedroom villa. Until Ellington publishes the masterplan, treat the format as unconfirmed. It matters: a twin villa usually has a smaller plot and a lower price than a standalone villa with the same bedroom count.
What you would pay, and when
| Villa | 70/30: before / at handover | 60/40: before / at handover | DLD 4% fee |
|---|---|---|---|
| 4 bedroom, AED 8.0M | AED 5.6M / 2.4M | AED 4.8M / 3.2M | AED 320,000 |
| 5 bedroom, AED 9.0M | AED 6.3M / 2.7M | AED 5.4M / 3.6M | AED 360,000 |
On a 5 bedroom villa, the early 60/40 plan moves AED 900,000 from the construction period to handover. Access to that plan normally comes with the EOI (expression of interest): a payment of an estimated AED 100,000 that holds your place in the queue before launch and, according to the guidance IMARA has received, is fully refundable if you decide not to buy. Read how the EOI works.
New villas in Dubailand
Al Yalayis 1 is part of Dubai's Dubailand area, which already includes established villa communities such as Arabian Ranches and Emaar's Reem. Ellington's villas would be among the newest off-plan villas in Dubailand, and the first villas Ellington has built at community scale. Buyers looking at villas in Dubailand usually weigh a new off-plan home with a payment plan against a finished resale villa they can move into now.
How the villas compare
Villa buyers at this budget usually also look at The Oasis by Emaar and Dubai Hills Estate. Our comparison of the three communities sets out the trade-offs.
What is still unknown
Plot sizes, villa formats, pool provision, the number of villas in the first release, and the launch and handover dates. Register with IMARA to receive the official villa plans and price list as soon as Ellington releases them.
Questions people ask
How much are Ellington villas in Al Yalayis?
Pre-launch estimates start at AED 8.0 million for a 4 bedroom villa and AED 9.0 million for a 5 bedroom villa. Final prices will depend on the plot, position and release.
How big are the villas?
Estimated built-up areas are about 4,000 sq ft for the 4 bedroom villa and about 4,500 sq ft for the 5 bedroom. IMARA's working plot examples are about 5,700 and 6,300 sq ft; official plot sizes have not been released.
Are the villas standalone or twin villas?
The guidance IMARA holds lists 4 and 5 bedroom villas without stating the format. Some agency pages describe a 4 bedroom twin (semi-detached) villa and 5 bedroom standalone villas. Ellington has not confirmed this.
Do the villas qualify for a Golden Visa?
The UAE's 10-year Golden Visa for property investors applies to property worth AED 2 million or more, so both villa types are above the threshold on these estimates. Off-plan eligibility rules should be checked at the time of purchase.
Sources
- Pre-launch estimate sheet attributed to Ellington, supplied to IMARA · IMARA Real Estate · 19 October 2026
- Predicted floor plans and working plot sizes (unofficial estimates) · IMARA Real Estate · 20 October 2026
- Golden Visa · The UAE Government portal (u.ae) · accessed 21 October 2026
- Dubai Land Department services and fees · Dubai Land Department · accessed 21 October 2026
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 21 October 2026.
