2BR Plus Maid Off-Plan Distress in Ellington Views I, Al Hamra Village, RAK

Property Overview

2BR plus maid apartment in Ellington Views I, Al Hamra Village, Ras Al Khaimah, offered at AED 2,850,000 by a motivated seller. The 1,575 sqft unit is on a high floor with a full sea view and is priced at AED 1,810 per sqft. This is an off-plan resale with handover expected in Q3 2027 and 50% of the purchase price due on handover.

Property Highlights

• Asking price: AED 2,850,000
• Size: 1,575 sqft (2BR plus maid)
• Price per sqft: AED 1,810
• High floor with full sea view
• Off-plan, handover Q3 2027 (per agent)
• Payment: 50% due on handover
• Developer: Ellington Properties
• Motivated seller

Why This Qualifies as Off-Plan Distress

The agent describes this as a distress sale below the original purchase price, though the specific OP was not stated. Market evidence supports the below-OP claim. An active listing for a 2BR plus maid at 1,563 sqft in the same building is advertised at OP of AED 3,065,000. Another listing at exactly 1,575 sqft (the same size as this unit) is marketed as below original price at AED 2,999,995. Property Finder lists the 2BR launch price as starting from AED 3,000,000. These data points suggest the OP for this unit size is approximately AED 3 million or above, placing this listing at least AED 150,000 below the implied OP range.

Competing Listings: Important Context

Buyers should note that cheaper 2BR listings exist in Ellington Views I. At the time of research, active listings on Bayut include:

• 1,563 sqft at AED 2,380,000 (AED 1,523 per sqft) described as luxury coastal living
• 1,563 sqft at AED 2,630,828 (AED 1,683 per sqft) described as east side
• 1,575 sqft at AED 2,999,995 (AED 1,905 per sqft) marketed as below original price

The two cheaper listings at 1,563 sqft do not specify view orientation or floor level. This listing's premium of AED 220,000 to AED 470,000 over those options may be partly justified by the stated high floor and full sea view, but buyers should inspect and compare all available units before committing.

Location Clarification

The agent describes this property as being on Al Marjan Island. However, Ellington Views I is located in Al Hamra Village, Ras Al Khaimah, not on Al Marjan Island itself. The Ellington Properties developer page places Al Marjan Island approximately 15 minutes from the project. The development overlooks the Al Hamra golf course on one side and has views toward the Arabian Gulf, Al Hamra Marina, and Al Marjan Island on the other. While the project benefits from proximity to Al Marjan Island and its planned attractions including the Wynn resort, it is a distinct location within Al Hamra Village.

About Ellington Views I

Ellington Views I is an off-plan residential development by Ellington Properties in Al Hamra Village, Ras Al Khaimah. The project offers studios, one-bedroom, two-bedroom, and three-bedroom apartments and penthouses. Two-bedroom sizes range from 1,382 to 4,559 sqft per Property Finder, indicating a mix of standard apartments and larger duplex or penthouse layouts.

Amenities include an infinity pool with sand beach, beach club, gymnasium, clubhouse with lounge, indoor golf simulator, co-working space, rooftop terrace with stargazing area, landscaped gardens, and a beach pavilion. The development is freehold.

Al Hamra Village is an established community in Ras Al Khaimah featuring the Al Hamra Golf Club (approximately 3 minutes away), Al Hamra Mall (approximately 4 minutes), and Al Hamra Marina and Yacht Club. Ras Al Khaimah International Airport is approximately 28 minutes away.

Payment and Handover

The developer payment plan is 50/50, with 50% payable during construction and 50% on handover. The agent confirms 50% is due on handover for this unit. Handover is expected in Q3 2027 per the agent and Bayut listings, though Property Finder shows Q1 2027 (March 2027). Buyers should confirm the current timeline with Ellington Properties.

As a resale assignment, the buyer takes over the seller's SPA obligations. The payment position (how much has been paid and how much remains) should be verified directly with the seller and the developer. An NOC from Ellington Properties is required to process the assignment.

Verification Notes

• No original purchase price was stated by the agent. The listing is classified as off-plan distress based on the agent's claim of being below OP, supported by active listing data suggesting the OP for this size is approximately AED 3 million or above.
• Ras Al Khaimah does not have the same public transaction transparency as Dubai's DLD. No independent transaction records are available for price verification.
• The project is in Al Hamra Village, not Al Marjan Island as stated by the agent. Al Marjan Island is approximately 15 minutes away per the developer.
• Handover date has a discrepancy: Q3 2027 (agent and Bayut) vs Q1 2027 (Property Finder).
• Cheaper 2BR listings exist in the same building at AED 2,380,000 and AED 2,630,828 for 1,563 sqft units, though without specified sea view or high floor.
• The high floor and full sea view claims are per the agent and should be confirmed on inspection.