EATON SQUARE by Ellington: Rental Yields of up to 8.5% in JVC

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Hello everyone. A scheme with an outdoor yoga area, an outdoor office terrace and a children’s day nursery. Today, EATON SQUARE 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

Jumeirah Village Circle (JVC)‘de, Ellington Properties a roughly 10 storey boutique residence developed by. At its centre there is a generous courtyard. But what sets this scheme apart is its list of amenities: beyond the standard pool and gym there is an outdoor yoga area, outdoor office terrace and children’s day nursery area. Studio, one and two bedroom options. Yes, you read that correctly: this package for AED 600,000.

Prices

• Residences: AED 600,000and up
• Studio, one and two bedroom options
• Size: 38 m²and up
• Approximately 10 storey boutique scheme, a generous courtyard concept
• Location: Jumeirah Village Circle (JVC), Dubai

AED 600,000 is one of the lowest entry prices in our Dubai portfolio. At this level, entering a scheme by a design led developer and getting this amenity package is not usual, even in JVC.

Why Eaton Square?

The amenity list is above the price

In Dubai the standard amenities of schemes in the AED 600,000 band are a pool, a gym and one social space. Eaton Square goes beyond that:

• An outdoor office terrace: a workspace outdoors for people working from home. In Dubai’s winter months it is an amenity that is genuinely usable.
• An outdoor yoga area: it speaks directly to the health focused tenant group.
• A children’s day nursery area: decisive for family tenants; it is almost never seen in this price band.

The practical value of these is this: three separate sentences to write in your letting advertisement. They let you stand apart from the hundreds of similar apartments in the district.

• JVC: an established area with shopping centres, restaurants, schools and clinics
• Al Khail Road and Sheikh Mohammed Bin Zayed Road connections to every part of the city
• Dubai Marina and Mall of the Emirates a short drive away
• Dubai International Airportwith direct access

The courtyard concept

The generous courtyard at the centre of the scheme is a rare approach in Dubai’s vertical tower culture. For residents it is not a visual element but a shared space used in daily life. Ellington applied this design in Belgravia, its other scheme in JVC, as well.

Daily life: around the courtyard

Exercise in the outdoor yoga area in the morning, then into the city centre via Al Khail Road. Or, if you work from home, on the outdoor office terrace. A break in the courtyard at lunchtime. The restaurants of JVC in the evening; the children’s day nursery and play area are in the building. At the weekend Dubai Marina or the Mall of the Emirates are a short distance away.

Eaton Square rental yield

A low entry price combined with JVC’s strong rental demand produces a high yield. In this segment the gross rental yield is typically 7.5% to 8.5% band, and that is the highest rate in our portfolio.

Let us make the figure concrete: an apartment of AED 600,000 at an 8% gross return brings roughly AED 48,000 produces rental income, and from that income no tax is withheld at alla year. If you had put the same capital (about £128,000) into London you could not have bought an apartment anywhere.

The shared areas and the details that set Eaton Square apart

• An outdoor office terrace: a workspace outdoors for people working from home.
• An outdoor yoga area: a rare amenity that speaks to the health focused tenant.
• A children’s day nursery area: a facility almost never seen in this price band.
• A generous courtyard: A landscaped communal space at the heart of the scheme.
• Swimming pool: A pool and lounge area for residents only.
• Fitness studio: A fully equipped gym with no membership needed.
• Outdoor seating areas: sections laid out in the courtyard and on the terraces.
• Boutique scale: Roughly 10 storeys; the shared areas do not get crowded.

Who is buying?

This project of investors looking for the highest return and of those who value the amenity package choice. An entry price of AED 600,000 with a return in the 8% band is the strongest mathematics in our portfolio. Amenities such as the children’s day nursery and the yoga area speak directly to family and young professional tenants, which means an advantage in letting.

Frequently asked questions

Eaton Square mi Eaton Place mi? Both are Ellington schemes in JVC and their names get confused. Eaton Place is low rise, smaller and starts at AED 550,000. Eaton Square is roughly 10 storeys, its amenity package is richer (an outdoor office, a yoga area, childcare) and it starts at AED 600,000. The AED 50,000 difference is reflected in the amenity list.

Is there a metro in JVC? No. Public transport in the area is limited; a car is necessary for daily life and commuting.

Can 38 m² be let? Yes, in JVC compact apartments are the type that lets fastest. The amenity package gives a distinguishing advantage in this type.

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

Total cost: what you actually pay when you buy at EATON SQUARE

This is where Dubai’s biggest advantage shows: no property tax, no capital gains tax, no tax on rental income. While an investor in the United Kingdom deals with stamp duty, income tax and capital gains tax on sale, in the Emirates none of these exists for an individual investor. In return there is a one off transfer cost. Let us calculate on an apartment worth AED 600,000:

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 600,000 level is not enough on its own; roughly AED 1,400,000 more 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 EATON SQUARE 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 EATON SQUARE, these are the ones worth pausing on:

• No metro in JVC: Public transport is limited; a car is necessary for daily life and commuting.
• 38 m² planlar kompakt: Liquid to let, but it may feel tight for your own use.
• Supply is heavy in JVC: There are many schemes in the district; competition in letting is high.
• The amenities are reflected in the service charge: childcare, a yoga area and an office terrace mean running costs; ask for the figure at the outset.

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 EATON SQUARE compare with the alternatives?

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

• EATON PLACE: The same developer’s JVC scheme at a lower entry price.
• BELGRAVIA: A completed alternative in the same area, producing income from day one.
• CIRCLE by Binghatti: An alternative in a similar budget band in the same area.

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