Ellington Everly Place vs Azizi Riviera: Which MBR City Apartment Is the Right Buy in 2026?

Azizi Riviera is a 75 building master community spread across Meydan District 1 in MBR City. As of August 2025, 53 buildings have been handed over. The remaining 22 were on track for completion through Q2 2026. The community has a 2.7 km crystal lagoon, retail at ground level in several buildings, pools, gyms, and a community that is already fully alive. Over 1,325 apartments were sold there in the last 12 months alone (DLD transaction data).

Ellington Everly Place is a single 13 floor building on a plot in Ras Al Khor Industrial Area 1, MBR City, developed by Ellington Properties through its registered subsidiary EPD BK Developers. It has 209 units across 1, 2, and 3-bedroom configurations. The building broke ground in June 2026. There is no official price list, no confirmed floor plan release, and no DLD Oqood project number confirmed at the time this article was written. Early interest market estimates place starting prices at around AED 1.9M, but Ellington has not published this figure.

The only thing these two projects have in common is that they both sit within MBR City and both have water nearby. Beyond that, they are fundamentally different products at different stages of their life, built for different buyers.

Azizi Riviera: What the Community Looks Like Today

• 75 buildings total across 4 phases in Meydan District 1, MBR City
• 53 buildings handed over as of August 2025, with remaining 22 targeting completion through Q2 2026
• Unit types: studios, 1BR, 2BR, and 3BR apartments across different phases
• 2.7 km crystal lagoon running through the community
• French Mediterranean-styled architecture across all buildings
• Ground-floor retail, cafes, and restaurants operating in completed phases
• Average sold price in last 12 months: AED 1,080,503 (DLD transaction data)
• Rental listings active: 2,965 units listed for rent (Bayut data, June 2026)
• Average annual rent: AED 74,042 (Bayut data, June 2026)
• Freehold confirmed: open to all nationalities (DLD freehold zone records)
• Payment plans on remaining off-plan stock: 50/50 and 60/40, with selected post-handover terms of 30% over 24 to 36 months

Ellington Everly Place: What Is Confirmed Right Now

• Single 13 floor building in Ras Al Khor Industrial Area 1, MBR City
• Developer: Ellington Properties (through EPD BK Developers, DLD records)
• 209 units: 1BR, 2BR, and 3BR apartments
• Construction started June 2026. Building is at the very beginning of its programme.
• About 1 km from Ras Al Khor Wildlife Sanctuary, a protected wetland that cannot be built on
• About 2.5 km from North London Collegiate School Dubai, 2.7 km from Hartland International School
• Official price list: not yet released. Early market estimates from AED 1.9M (not confirmed by Ellington)
• DLD Oqood project number: not yet confirmed. Verify at dubailand.gov.ae before any payment.
• Confirmed facilities: infinity pool, outdoor cinema, bowling alley, club lounge, spa, coworking spaces, fitness studio
• Estimated handover: 2028 to 2030 based on comparable Ellington mid-rise timelines (Estimate; verify before relying)

This section only uses confirmed data. Estimates are clearly labelled.

Azizi Riviera: Live Market Prices (Confirmed)

Source: DLD transaction data (last 12 months), Bayut price data (Q2 2026), Selanova phase comparison guide. Resale prices, not developer list prices. Verify current asking prices via DLD Oqood before transacting.

Ellington Everly Place: Price Status (June 2026)

Source: Ellington Properties construction records (June 2026), DLD records. No official Ellington price list has been released. All Everly Place prices in this section are market estimates, not confirmed figures.

Mistake 1: Comparing an Estimate to a Live Price

Every Everly Place price you see online right now is a market estimate from a broker registration page. No number has been confirmed by Ellington Properties. Azizi Riviera prices come from 1,325 actual DLD-registered transactions in the last 12 months. Putting those two numbers side by side and drawing conclusions is not a fair comparison. The real Everly Place price could be 10 to 20 percent higher than current estimates when the official list launches, as has happened with other Ellington projects at formal launch.

Mistake 2: Assuming Both Are Equally Ready to Generate Income

Azizi Riviera has 2,965 apartments actively listed for rent right now (Bayut, June 2026). Tenants are already in buildings that handed over in 2022, 2023, 2024, and 2025. You can buy a ready unit in Riviera today and have a tenant within weeks. Everly Place will not hand over until 2028 at the earliest. If rental income in 2026 or 2027 is part of your plan, Everly Place is the wrong product for that plan.

Mistake 3: Treating the Lagoon as the Same Product

Both projects are described as lagoon-area developments in MBR City. They are not the same water experience. Azizi Riviera's 2.7 km crystal lagoon runs through the community and several buildings have direct lagoon-facing views with ground-floor access. Everly Place is approximately 1 km from the Ras Al Khor Wildlife Sanctuary, which is a protected flamingo wetland that cannot be built on. Both are genuine water adjacencies. But one is a man-made lagoon inside a working community and the other is a protected natural reserve on the edge of the city. These attract different buyers and different tenants.

Mistake 4: Ignoring Scale When Calculating Rental Competition

Azizi Riviera has 75 buildings. When you own a unit there, you are competing with a large number of other landlords in the same community for the same tenants. This keeps rents relatively stable but also limits upside. Everly Place has 209 units in one building. Less competition within the building means more pricing power per unit for a landlord, which is one reason Ellington buildings in similar Dubai locations have historically achieved slightly higher yields per sq ft than large-community comparable projects.

Mistake 5: Not Checking the Service Charge Before You Calculate Yield

Net yield is what you actually keep after service charges are paid. A 7 percent gross yield on a unit with AED 18 per sq ft service charges becomes a net yield closer to 5 to 5.5 percent once you subtract the annual service charge cost from rent. On a 600 sq ft studio at Riviera, that is about AED 10,800 per year off your gross income. Always run gross and net side by side. Check the actual service charge for any specific Riviera building on Mollak (mollak.ae) before buying.

Azizi Riviera: Rental Yield Data (Confirmed)

Source: DLD transaction data (last 12 months, 1,325 transactions), Ejari registered rental data 2025 to 2026, Bayut community data (June 2026). Gross yield only. Net yield is lower once service charges and agency management fees are deducted. Rental prices shifted minus 1 percent over the last 12 months (DLD data).

Everly Place: Yield Position (Not Yet Calculable)

Service Charges: What to Check Before You Buy

Source: Mollak system (individual Azizi Riviera buildings, verified), comparable Ellington building Mollak records (Q1 2026). Always check the specific building you are buying in, not a community average. Service charges in Dubai are set per building, not per community.

Total Purchase Cost: Full Example for Both Projects

Source: DLD records (standard fee structure). Mortgage costs are separate. Apply the same 6 to 6.5 percent uplift to any confirmed Everly Place price once the official list is out. The Everly Place column is illustrative only, using the unconfirmed market estimate.

Choose Everly Place If...

Walk Away from Everly Place If...

Choose Azizi Riviera If...

Walk Away from Azizi Riviera If...

Source: DLD transaction data, Azizi Developments press release (August 2025), Bayut community data (June 2026), Ejari data 2025 to 2026, Ellington Properties construction records (June 2026), UAE Government portal. Everly Place prices and yields marked as Estimate are not confirmed by Ellington Properties.

If You Are Buying in Azizi Riviera

1. Choose your specific building and phase first. Phase 1 and 2 are the most established and have the strongest rental track record. Phase 4 is newer with higher prices but less rental history. The right phase depends on your goal.
2. Check the service charge for your specific building on Mollak (mollak.ae) before buying. Do not use a community average. Each Riviera building has its own registered rate.
3. Run a DLD sold price check for your specific building on the DLD transaction history. 1,325 sales in 12 months gives you a strong data pool to check if the asking price is fair.
4. Confirm the escrow account details with RERA (escrow.rera.gov.ae) for any off-plan Riviera unit you are considering. Never pay to a non-escrow account.
5. For a ready unit, verify the Ejari rental history of the specific building to benchmark what tenants have paid in the last 12 months.

If You Are Registering Interest for Everly Place

1. Do not pay anything beyond the refundable EOI until the permanent DLD Oqood project number for Everly Place is confirmed. Verify at dubailand.gov.ae.
2. Wait for the official Ellington price list. Register at dubaihousing-ae.com to receive it on the day it comes out. Do not commit on an estimate.
3. Confirm freehold status of the Ras Al Khor Industrial Area 1 plot on the DLD freehold zone map before any money changes hands.
4. Get the payment plan confirmed in writing from Ellington. Historical pattern is 70:30, but each project has specific terms. Do not assume.
5. For NRI buyers, map the payment milestones against your LRS capacity (USD 250,000 per person per year under RBI rules). A 2028 to 2030 handover on a 70:30 plan gives you time to plan remittances, but do the maths before booking.