Quick view
This was a one-bedroom beachfront home by Ellington. The project was strong, but buying it at the first price did not make enough sense. The better deal was a 50/50 plan with a price cut near 6%.
The honest view
Not right for
The lowest entry price or a quick flip. There are cheaper homes and simpler deals for those goals.
Makes sense for
A buyer who wants a scarce beachfront home, a premium developer and a long hold for personal use or rent.
The numbers
| Case | Net yearly rent | Yield |
|---|---|---|
| Worst | AED 240K≈ USD 65K | 7.5% |
| Base | AED 255K≈ USD 69K | 8.0% |
| Best | AED 275K≈ USD 75K | 8.7% |
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
The Meriva Collection is by Ellington on Dubai Islands. The home is in Meriva Gardens B. The main value is real beach access, a premium product and a limited type of home. Handover was set for 30 June 2030.
02
The home
We studied a one-bedroom home with a back sea view, one parking space and 834 sq ft in total. Inside space is 724 sq ft. The balcony adds 110 sq ft.
03
The price
The first price was AED 3,381,828. Our target was about AED 3,178,918 with a 6% cut. A 7% cut could bring it near AED 3,145,100, but that was upside—not something to promise.
04
When the money is due
The first offer used a 70/30 plan. We preferred 50% during the build and 50% at handover. This keeps more money with the buyer for longer and made the higher price easier to carry.
05
Rent
We used net yearly rent cases of AED 240K, AED 255K and AED 275K. These figures already allow for the estimated service charge of AED 14,281 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 3.81M to AED 4.45M at the 6% price. These are cases, not promises. The project still has build, market and completion risk.
07
Why it made sense
We would not buy this just because it is on the beach. It made sense only with a better price and payment plan. For the right buyer, the rare location and Ellington quality were worth paying for. For a fast flip, we would look elsewhere.
08
Three checks
Best fit
A buyer who wants a rare beachfront home and plans to hold it for years.
Rent check
The rent must still work after empty months, furniture and other running costs.
Resale check
A future buyer must value the beach, the developer and the finished home.
Our view
This was not the cheapest home and not our first pick for a quick flip. It became interesting when the price and payment plan improved. The reason to buy was scarce beachfront use and long-term demand—not a promised jump at handover.
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.