ART BAY by Ellington: An Art Led Residence on Dubai Creek

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Hello everyone. A residence on the bank of Dubai Creek, designed around an art gallery concept. Today, ART BAY by Ellington is what we are looking at today!

For prices, taxes and the whole buying process, see our guide: Dubai Property Guide

Apartment types, current price range and location: see the project page

Al Jaddafis Dubai’s cultural district: the Jameel Arts Centre, design studios and the historic bank of Dubai Creek are here. Ellington Properties is developing a mid rise residence here with an artistic approach to architecture. Art themed shared areas, generous balconies and both city and water views. Options from studios to three bedrooms, plus a limited number of special residences. Yes, you read that correctly: a cultural neighbourhood in Dubai.

Prices

• Residences: AED 900,000and up
• Studio, 1, 2 and 3 bedrooms options
• A limited number of special residences
• Size: 40 m²and up
• Location: Al Jaddaf, close to Dubai Creek

Although Al Jaddaf is close to Dubai’s central districts, it is markedly more affordable than Business Bay and Downtown. That gap is the kind that tends to close as a district’s cultural identity strengthens.

Why Art Bay?

Al Jaddaf: Dubai’s cultural quarter

Most districts of Dubai are either a business centre or a residential area. Al Jaddaf is different: with its arts centres, galleries and design studios it forms the city’s cultural core. That draws a different tenant profile to the district: people in the creative sector, designers, and anyone looking for a neighbourhood with character close to the centre of the city.

• Dubai Creek bank and views of the historic waterway
• Al Jaddaf metro station (Green Line) close by
• Downtown Dubai and Business Bay a few minutes away
• Dubai Festival City and shopping centres close by
• Dubai International Airport about 10 minutes

Proximity to the airport

Al Jaddaf is one of the closest residential districts to Dubai International Airport. For professionals who travel often and for people working in aviation that is a direct reason to choose it. It also gives a concrete advantage when letting.

Daily life: between art and water

A morning swim in the pool, then the metro or a few minutes to your office in Business Bay. A walk along the Creek at lunchtime. The district’s arts centres and galleries, or Dubai Festival City, in the evening. At the weekend Downtown is a few minutes away. Al Jaddaf offers a rhythm different from Dubai’s showy tower districts.

Art Bay rental yield

The entry price in Al Jaddaf is lower than in the central districts, while rents are supported by the proximity to the centre. In this segment the gross rental yield is typically 6.5% to 7.5% band.

The tenant profile is varied: airport and aviation staff, people working in Business Bay and Downtown who are looking for a more affordable rent, and creative sector professionals. That variety lowers the risk of a void. And to remind you: from that income no tax is withheld.

The shared areas and the details that set Art Bay apart

• Art gallery concept: An art themed design approach carried through the shared areas.
• Swimming pool: A landscaped pool terrace and lounge areas.
• Fitness facilities: A fully equipped sports facility for residents only.
• Social spaces: Shared meeting and work areas.
• Landscaped areas: The scheme’s own greenery.
• Generous balconies: A design that brings the Creek and the city view inside.
• A limited number of special residences: privileged layouts outside the standard range.
• Ellington’s design quality: A developer focused on materials and interior detail.

Who is buying?

This project of those looking for a neighbourhood with character close to the centre choice. Buyers who find the prices of Business Bay and Downtown high but do not want to be cut off from the city centre. On the investor side, those looking for stability thanks to the proximity to the airport and the varied tenant pool. The art and design led concept appeals to buyers looking for something other than a standard Dubai tower.

Frequently asked questions

What kind of area is Al Jaddaf? A district on the bank of Dubai Creek where the cultural institutions are concentrated. It is not as showy as Downtown or Business Bay, but it has a metro link, it is very close to the airport and its prices are markedly more affordable.

Does every apartment have a Creek view? No, it depends on the aspect and the floor. Apartments with a water view stand apart both to let and on resale; we guide you on choosing the aspect.

What is the tenure? Al Jaddaf is a freehold area; foreign nationals can hold full title.

Is there aircraft noise? The district is close to the airport but not directly under the runways. Even so we take the matter into account when choosing the aspect.

Total cost: what you actually pay when you buy at ART BAY

This is where Dubai’s biggest advantage shows: no property tax, no capital gains tax, no tax on rental income. Where an investor in the United Kingdom deals with stamp duty, income tax and capital gains tax on sale, an individual investor in the Emirates faces none of them. What there is instead is a one off transfer cost. Let us work it out on an apartment worth AED 900,000:

Government fees come to roughly 4.5% of the price; add the agency commission and the total acquisition cost lands in the 6-7% band. With a mortgage there is also a mortgage registration fee of 0.25% of the loan plus bank charges. On resales the developer’s no objection certificate (NOC) can cost between AED 500 and AED 5,000.

The only recurring item after that is the service charge: In the Emirates this charge is calculated per square foot per year and is supervised by the Dubai Land Department. It varies a great deal with the quality of the building and its amenities, and because it feeds straight into the net yield you should always ask for the current figure before buying. We obtain it for every apartment on your behalf.

Golden Visa: ten year residency through property

This is the biggest difference between investing in Dubai and investing in the United Kingdom. Buying property in the UK gives you no right of residence; in the United Arab Emirates, AED 2 million owning residential property worth a ten year Golden Visa. The visa covers your spouse and children as well.

In this project the entry price sits below the threshold. An apartment at the AED 900,000 level is not enough on its own; roughly a further AED 1,100,000 is needed to reach the threshold. The good news is this: the value of several properties can be combined. You can reach the threshold with a larger apartment in the project or with a second property; we work out which combination gets you there.

The rules were relaxed in 2026, and this matters:

• Mortgaged property is accepted as well. A "paid up amount" or a "50% equity" condition used to apply; now the total value reaching AED 2 million is enough.
• Off plan property counts too (provided it was bought from an approved developer). So you can spread the payments across the build and still reach the threshold.
• The value of more than one property can be added together. You do not have to buy a single expensive apartment.

Visa rules are updated from time to time, so we confirm the current conditions with you before an application. If residency is part of your plan, it belongs at the start of the purchase decision, not at the end.

The ART BAY buying process, step by step

If you are buying from another country, the process runs like this:

• 1. Choosing the apartment and reserving it. We settle the floor plan, the tower and the aspect. The reservation form is signed and a down payment of usually 5-10% of the price is made.
• 2. Sale and purchase agreement (SPA). The contract with the developer is signed and the payment plan is fixed. The signature can be given remotely.
• 3. Oqood registration. An off plan purchase is registered with the DLD and the 4% DLD fee is paid at this stage. That registration is the official proof that the property is recorded in your name.
• 4. Escrow account. Your payments do not go into the developer’s pocket but into a RERA supervised escrow account, released as construction progresses. This is the single most important protection for an off plan purchase in Dubai.
• 5. Payment plan. Instalments tied to construction milestones, with the balance on handover.
• 6. Handover and title deed. Once the building is handed over the title deed is issued in your name.

You can run the whole process from your own country; you do not have to travel to Dubai. There is no restriction on foreign nationals owning property in freehold areas.

Risks and what to watch for

We have set out the strengths; in fairness there are points to watch as well. For ART BAY, these are the ones worth pausing on:

• Al Jaddaf is not yet an established residential area: The cultural institutions are strong, but the neighbourhood fabric is not as developed as Downtown or Marina.
• Not every apartment has a Creek view: it depends on the aspect and the floor; apartments with a view are markedly worth more.
• Proximity to the airport cuts both ways: it gives a transport advantage but flight traffic can be felt on some aspects.
• Off plan completion risk: Even though payments go into an escrow account the handover date can move; have the contract reviewed.

None of this makes the project a bad one, but there is a wide gap between buying with your eyes open and finding out afterwards. We give every client this list up front.

How does ART BAY compare with the alternatives?

Before you decide, it is worth looking at the other projects in the same budget band:

• DT1 by Ellington: The same developer’s boutique scheme in Downtown.
• SKYHALL by Binghatti: A more central and more liquid market in Business Bay.
• Belmont Residences: A more affordable entry price and a higher yield in JVT.

We can work out together which project fits your goal, judged on budget, intended use and exit plan. For an overview, our guide to UK property investment for international buyers is worth reading too.

Answers to the most common questions on this topic: Can You Buy Property in Dubai in Instalments? How Payment Plans Work