Quick view
This was a two-bedroom waterfront home by Ellington. It had useful space and a strong setting, but the first 70/30 offer was not the best deal. We preferred 50/50 with a price cut near 6%.
The honest view
Not right for
The lowest entry price or a guaranteed quick flip. The buyer is paying for space, setting and developer quality.
Makes sense for
A buyer who wants a larger two-bedroom home, a maid’s room, waterfront views and a 50/50 plan for a long hold.
The numbers
| Case | Net yearly rent | Yield |
|---|---|---|
| Worst | AED 240K≈ USD 65K | 7.5% |
| Base | AED 255K≈ USD 69K | 8.0% |
| Best | AED 270K≈ USD 74K | 8.5% |
USD is rounded at 1 USD = AED 3.6725. Rent figures are already net of service charges, so the yields shown are net yields. Dubai yields are usually quoted gross.
01
The project
Everly Place is by Ellington in Meydan Horizon. It sits by the lagoon in the wider MBR City area. The product is aimed at buyers who value design, water views and access to central Dubai. Contract handover was set for 31 December 2029.
02
The home
We studied a two-bedroom home with a maid’s room, one parking space and a pool and partial lagoon view. It has 1,204 sq ft in total. Inside space is 1,096 sq ft and the balcony adds 109 sq ft.
03
The price
The first price was AED 3,390,828. Our target was about AED 3,187,378 with a 6% cut. A 7% cut could bring it near AED 3,153,470, but approval was not certain.
04
When the money is due
The first offer used a 70/30 plan. We preferred 50% during the build and 50% at handover. The 50/50 plan keeps more cash free and was a key part of making the deal work.
05
Rent
We used net yearly rent cases of AED 240K, AED 255K and AED 270K. These figures already allow for the estimated service charge of AED 17,967 a year, so the yields shown are net yields. Empty months, furniture and other running costs can still change the result.
06
Future value
At handover, the model used values from about AED 3.82M to AED 4.46M at the 6% price. We treated the low case as the plan and the higher cases as upside. None of them is guaranteed.
07
Why it made sense
This was not about finding the cheapest two-bedroom home. It made sense for a buyer who wanted more space, a maid’s room and a premium waterfront setting. Without the better price and 50/50 plan, we would keep looking.
08
Three checks
Best fit
A buyer who wants more space, a premium waterfront setting and a long hold.
Rent check
The rent must still work after empty months, furniture and other running costs.
Supply check
Check what else will open around Meydan Horizon before handover.
Our view
We liked the space, the view and the developer. We did not like the first deal enough. At a better price with 50/50, it made sense for a long-term buyer. For the lowest entry price or a fast resale, we would choose something else.
Discuss your caseImportant
This material is for general information and is based partly on project information and forward-looking assumptions supplied for review. It is not financial, legal or tax advice, is not an offer, and must not be treated as a guarantee of rental income, appreciation, completion timing or performance. Pricing and availability may change. All investment decisions require independent legal, financial and technical due diligence.