Narva.

Head-to-head comparison

ORLA, Dorchester Collection vs Ocean House by Ellington

Two buildings on the same crescent of Palm Jumeirah. One is run by a hotel operator. The other puts a pool garden on its ground-floor duplexes, and its payment plan runs the opposite way. Compared on prices, cash, homes, amenities and the people behind them.

Verified by NARVA · 17 September 2026
ORLA, Dorchester Collection seen from the beach at dusk on Palm Jumeirah.
ORLA, Dorchester Collection
Omniyat · the apex of the crescent
From
AED 57.23MFour bedrooms
Handover
Q4 202650/50 plan · 5% + 20%

Three interconnected towers by Foster + Partners, managed by Dorchester Collection, with a resident-only beach club across 150 metres of sand. Four bedrooms, delivered furnished.

The curved balconies of Ocean House by Ellington among palm trees, with the Burj Al Arab across the water.
Ocean House
Ellington · the Northeastern Crescent
From
AED 11.1M2BR · 1,630 sq ft
Handover
Q2 202770/30 plan · 50% on booking

Eighty-eight homes over nine residential floors, drawn around the sea and the skyline. A two bedroom, and ground-floor four bedroom duplexes with a private pool garden.

Answer first

Which one fits you?

Three things decide this. Both stand on the Palm Jumeirah crescent, both sell four bedroom homes and both are freehold.

1 · What do you want from the building?
2 · How do you want to pay?
3 · Which home are you looking for?

The short version

What actually separates them

Operator or gardenthe one-line answer
ORLA is managed by Dorchester Collection. Ocean House puts a private pool garden on its ground-floor duplexes. Same crescent, same freehold.
5% vs 50%on booking
ORLA opens with five per cent on the reservation contract. Ocean House asks half the price on booking.
50% vs 30%at completion
Ocean House leaves thirty per cent for completion. ORLA holds half the price back to handover.
Q4 2026 vs Q2 2027handover
ORLA hands over two quarters earlier.
Two bedroomthe lower entry
Ocean House sells a two bedroom. ORLA sells four bedrooms.
Two running coststhe service charge
ORLA’s service charge carries Dorchester Collection’s concierge, doorman, porter, valet and floristry. Ocean House publishes an anticipated figure for a building of 88 homes.

Side by side

Every figure that matters

Every figure below is the one published on our own project page for each building, verified on 17 September 2026.

The gardens, pools and resident-only beach at ORLA seen from above.
ORLA — a resident-only beach club across 150 metres of Palm Jumeirah sand, with an infinity pool, cabanas and indoor and outdoor dining.

Price and cash

What the plans ask in money

The two plans run in opposite shapes. Put each one under its building’s entry four bedroom and the difference shows in the first four months and again at completion.

What the plan asks on the entry four bedroom
ORLA — within 30 days5% on reservation and 20% on the SPA, of AED 57,230,250
14,307,563
Ocean House — on booking50% of AED 49,284,828
24,642,414
ORLA — about four months in40% of the price
22,892,100
Ocean House — 120 days after booking70% of the price
34,499,380
ORLA — on completion50% of the price, Q4 2026
28,615,125
Ocean House — on completion30% of the price, Q2 2027
14,785,448
AED 09M18M27M36M

Registration falls with the booking and sits outside the bars. At ORLA it is 4% to the Dubai Land Department plus AED 1,020, which is AED 2,290,230 on this home. At Ocean House it is 4% plus AED 3,150 in admin charges, which is AED 1,974,543. No commission through NARVA on either.

The reservation is where they part. ORLA’s five per cent is AED 2,861,513 on its entry four bedroom. Ocean House’s first payment is AED 24,642,414. At completion the order turns round, because ORLA holds half its price back to handover. The two entry four bedrooms are AED 7,945,422 apart.

Verdict
Early at Ocean House, later at ORLA

Neither plan is the better one. ORLA commits less money in the first months and asks more at handover. Ocean House asks most of the price early and less at the end.

The homes

What each building sells

Prices and sizes as published on each project page.

ORLA, Dorchester Collection
Four bedrooms for sale, delivered furnished, with Sky Palaces above and a Mansion on the sand.
4 bedroomAED 57,230,250 – 81,333,000 · 7,352 – 10,527 sq ft
2 bedroomSold out · 2,799 – 4,299 sq ft
3 bedroomSold out · 3,181 – 6,749 sq ft
The Sky PalacesThree, at the 60 metre height limit, each with its own drop-off, lobby and lift
The MansionBy SAOTA on the sand, with a private spa, a bowling alley and a ten-car garage
Ocean House
A two bedroom and ground-floor four bedroom duplexes, each duplex with a private pool garden.
2 bedroomAED 11,097,828 · 1,630 sq ft
4 bedroom duplexAED 49,284,828 – 56,275,828 · 8,717 – 9,946 sq ft
3 bedroomSold out · 3,233 – 4,770 sq ft
5 bedroom penthouseSold out · 14,037 – 14,369 sq ft
6 bedroom Presidential SuiteSold out · from 11,770 sq ft
Verdict
Served, or with a garden

ORLA sells double-height four bedrooms with a hotel operator at the door. Ocean House sells a two bedroom and ground-floor duplexes with a pool garden of their own.

Payment plans

Two plans in opposite shapes

ORLA takes a quarter of the price within thirty days and half at completion. Ocean House takes seventy per cent within 120 days and thirty per cent at completion.

ORLA — 50/50
5% on the reservation contract, 20% on the sale and purchase agreement within 30 days, 15% three months later, 10% six months from the agreement, 50% on completion
50% before completion
50% on completion, Q4 2026
ReservationConstructionCompletion · Q4 2026
Ocean House — 70/30
50% on booking, 10% 60 days after booking, 10% after 120 days, 30% on completion
70% before completion
30% on completion, Q2 2027
BookingConstructionCompletion · Q2 2027
5% vs 50%on booking

ORLA’s reservation contract takes five per cent, and the sale and purchase agreement takes twenty within thirty days. Ocean House takes half the price on booking. Off-plan lending caps at 50% of the price across the UAE, so the plan carries most of the purchase in both.

Verdict
Half at the end, or most at the start

ORLA finishes its instalments six months from the sale and purchase agreement and leaves half for handover. Ocean House finishes its instalments at 120 days and leaves thirty per cent.

A ground-floor duplex at Ocean House, with its private pool and garden below the curved balconies.
Ocean House — a ground-floor duplex with a private pool and garden, below balconies that follow the movement of waves and tides.

Location

Two addresses on one crescent

Both stand on the crescent of Palm Jumeirah, the outer arc of beachfront resorts and residences reached by a tunnel at the tip of the trunk.

The interconnected towers of ORLA above the residents’ pool and palms.
ORLA — the apex
The plot
29,000 sq m of beachfront at the tip of the crescent
The views
270 degrees, from the Dubai skyline across the Palm to the Gulf
The beach
A resident-only beach club across 150 metres of sand
The towers
Staggered and linked to channel cooling breezes, with sunrise and sunset
The planted, curving façade of Ocean House on the Northeastern Crescent of Palm Jumeirah.
Ocean House — the Northeastern Crescent
The views
The Burj Al Arab, the Burj Khalifa and the Dubai Marina skyline
The Boardwalk
A minute away by car
Atlantis The Palm
Two minutes
Palm Jumeirah Mall
Ten minutes
Verdict
Shared

The same island, the same crescent and the same freehold title. Our Palm Jumeirah guide sets out the trunk, the fronds and the crescent.

Amenities

What each building runs

The indoor lap pool at ORLA.
ORLA runs a hotel’s list

A temperature-controlled infinity pool, an indoor lap pool, and a children’s pool and play area. A spa with treatment rooms, salon, sauna and steam room. A fitness centre with cycling and yoga studios. A business centre with meeting rooms, a boardroom and an events space. A library lounge, a cigar lounge, a private cinema for sixteen, a bowling alley and a pet grooming salon. Dorchester Collection runs the concierge, doorman, porter, valet and floristry services, and the amenities.

The Olympic pool at Ocean House, lined with palms, cabanas and sun loungers.
Ocean House runs on water, salt and air

A 50-metre Olympic pool with a baja shelf, cabanas and a sun loungers’ area, and a kids’ pool beside it. A wellness spa with a halo therapy salt cave, a kneipp path walk, an infrared sauna, steam rooms and a plunge pool. A fitness studio over the pool and an outdoor yoga deck. A Clubhouse with a show kitchen for private chefs, a cigar room, a library, a co-working area, meeting rooms, a cinema room and a games room.

Verdict
Served, or self-contained

ORLA’s amenities come with a hotel operator’s services around them. Ocean House puts its pool, its spa and its Clubhouse inside a building of 88 homes.

Who is behind them

A developer and a hotel operator, or a design-led developer

Omniyat, with Dorchester Collection
Twenty years in Dubai, from One at Palm Jumeirah to The Lana
ArchitectureFoster + Partners on the towers, SAOTA on the Mansion
InteriorsYODEZEEN
The operatorDorchester Collection, in Omniyat’s words “ORLA will be managed exclusively by Dorchester Collection”
Dorchester CollectionThe Dorchester in London since 1931, and ten hotels today
Ellington Properties
A design-led Dubai developer, co-founded by Robert Booth and Joseph Thomas
On the PalmOcean House is its second development on the island
Latest handoversEllington House II and Arbor View, from May 2026
ArtThe Ellington Art Foundation supports emerging UAE artists
Also in DubaiThe Meriva Collection and Eltiera Views
Verdict
Two ways to build at the top

At ORLA a developer brings in a hotel operator to run the building. At Ocean House the building is Ellington’s own design, from the façade to the Clubhouse.

The scorecard

Ten dimensions, scored

Read this as two answers, not a score. Four go to ORLA, four to Ocean House and two are shared. Two buildings on one crescent are aimed at different buyers.

Where each building wins

4ORLA 4Ocean House 2Shared
Keys first
ORLA
Smaller payment on booking
ORLA
A hotel operator running the building
ORLA
Double-height living, furnished
ORLA
Less due at completion
Ocean House
Lower entry price
Ocean House
More home types for sale
Ocean House
A private pool garden on a duplex
Ocean House
The crescent
Shared
Freehold at zero commission
Shared

Which one is right for you

Who each one suits

Buy ORLA if…

  • You want Dorchester Collection running the building, with a concierge around the clock.
  • You want the keys in Q4 2026.
  • You want a small reservation, with half the price held back to completion.
  • You want double-height living, delivered furnished.
  • You want to arrive by lift straight into your home.

Buy Ocean House if…

  • You want a ground-floor duplex with a private pool garden.
  • You want to pay most of the price early and less at completion.
  • You want a two bedroom on the crescent.
  • You want an Olympic pool and a salt-cave spa in your building.
  • You want a building of 88 homes over nine residential floors.

Look at something else if…

You want a villa on a frond, or a later handover with more time to pay. Our Palm Jumeirah guide sets out the whole island, and every Dubai project we cover sits on our Dubai off-plan hub.

Questions buyers actually ask

Answered

Which is more expensive, ORLA or Ocean House?
ORLA. Its four bedrooms start at AED 57,230,250. Ocean House’s four bedroom duplexes start at AED 49,284,828, and its two bedroom is AED 11,097,828.
Which hands over first?
ORLA, in Q4 2026. Ocean House follows in Q2 2027.
Which asks for less money on booking?
ORLA. The reservation contract takes 5%, and the sale and purchase agreement 20% within thirty days. Ocean House takes 50% on booking.
Which asks for less at completion?
Ocean House, with 30% due on completion. ORLA holds 50% back to completion.
Who manages ORLA?
Dorchester Collection. In Omniyat’s words, “ORLA will be managed exclusively by Dorchester Collection.”
What are the service charges?
AED 45 per sq ft at ORLA. Ellington anticipates AED 25 per sq ft at Ocean House.
How many homes are in each?
ORLA has 85 residences, three Sky Palaces and one Mansion. Ocean House has 88 homes across nine residential floors.
Where do they sit?
Both on the Palm Jumeirah crescent. ORLA is at the apex, on a 29,000 square metre beachfront plot. Ocean House is on the Northeastern Crescent.
What do I pay on top of the price?
Registration is 4% to the Dubai Land Department on both. ORLA adds AED 1,020 in fees, and Ocean House AED 3,150 in admin charges. There is no agency commission through NARVA.
Are both freehold?
Yes. Both are freehold to all nationalities.
Do both qualify for the Golden Visa?
Every home in both sits above the AED 2,000,000 threshold that can qualify a buyer for the UAE’s ten-year Golden Visa, subject to the rules applying at the time of purchase.
Can I get a mortgage on either?
Off-plan lending caps at 50% of the price across the UAE, so the payment plan carries most of the purchase in both cases.
Do I pay you a commission?
No. The developers pay us.
Full breakdownORLA, Dorchester Collection — prices, the residences and the plan Full breakdownOcean House — prices, the homes and the plan Area guidePalm Jumeirah — the trunk, the fronds and the crescent HubEvery off-plan project we cover in Dubai GuideWhat you pay in fees in Dubai and Abu Dhabi compared

Still choosing between the two?

Share your budget and the home you want. The developers pay NARVA, so there is no commission on either building.

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