Ellington Properties · Sobha Hartland
The Highbury Snagging Inspection
Independent Pre-Handover Inspection in Sobha Hartland, Mohammed Bin Rashid City
The Highbury read 80.03% on the DLD register at its 20 July 2026 inspection, and Ellington expects handover in Q4 2026. Plan an independent inspection before acceptance.
Snagging is FREE for clients who bought their Highbury residence through me.
Direct advisor access. Every message answered personally, never by a call center.
Snagging Snapshot
The Highbury Snagging at a Glance
The Highbury is Ellington's 342-residence development in Sobha Hartland, within Mohammed Bin Rashid City, offering studios, one and two bedroom apartments, three bedroom apartments with a maid's room, a three bedroom duplex and a four bedroom penthouse. The RERA progress report describes the building as G+1P+30F+R, meaning ground floor, one podium level, 30 floors and roof. The DLD register recorded 80.03% at the inspection of 20 July 2026, and Ellington expects handover in Q4 2026; the DLD app does not display a registered completion date for project 2641. With structure works recorded as completed and internal works at an advanced stage, this is the period in which the condition of each home is settled, and defects you document before signing for your unit stay with Ellington to correct as part of the handover, instead of becoming a negotiation after you have accepted it.
80.03%
20 July 2026
Q4 2026 (developer handover)
G+1P+30F+R per the RERA report, 342 residences
Studios to a 4 bedroom penthouse, 425 to 5,254 sq ft
Ellington
Data as of the 20 July 2026 DLD register reading for project 2641, based on Dubai Land Department project registration records and progress tracking against RERA inspection data. A newer inspection may already be on record; figures are updated after each recorded inspection.
Approaching the Handover Window
Why Snagging Matters at This Stage of The Highbury
According to the RERA progress report of 20 July 2026, enabling, foundation and structure works at The Highbury are completed, internal works are at an advanced stage, and MEP systems, internal finishes, the external envelope and external works are each moving at their own pace. The work still open sits inside the homes themselves, which is where most handover defects begin, so an inspection timed to your handover notice records them while Ellington can still put them right before you sign for the unit.
Ellington describes The Highbury as two connected residential buildings on a landscaped podium, with a stepped facade that climbs from the podium gardens to the upper-level homes. That range matters for an inspection: a 425 sq ft studio in the lower apartments carries a different set of risk points from an upper-level home with floor-to-ceiling windows, a 2,810 sq ft duplex arranged over two levels, or the 5,254 sq ft penthouse. Private balconies, wood-look porcelain floors, gas cooktops and fan coil air conditioning appear across the range, so the inspection follows the plan you are buying rather than a generic list.
Property Snagging GuideThe window that matters: defects listed on a dated, photographed report before acceptance are corrected on Ellington's side of the handover line. Anything found after you accept the residence moves into the rectification process, where the same report becomes your strongest evidence. The window opens once Ellington issues the handover notice for your unit, and the notice sets the timetable for your appointment, so arrange the inspection as soon as yours arrives. On the 70/30 plan, the 30% due on completion is the payment linked to handover, which makes the report most useful before that payment and key collection. Follow the latest recorded progress on The Highbury construction updates page.
Matched to Your Residence
What We Inspect at The Highbury
Each inspection is matched to your residence type, from the studio to the four bedroom penthouse, and checked against the finishes Ellington specifies for The Highbury (the developer's stated specification, which may change). The scope is your unit and its private balcony: the podium pool, the 22nd floor pool deck, the pavilions and the other shared amenities are communal areas and sit outside a unit handover inspection.
- Private balconies: falls to the drain, waterproofing, balustrade fixings and door thresholds
- Wood-look porcelain floor tiles: level, hollow spots, lipping and grout lines in open-plan rooms
- Heightened ceilings in living, dining and bedrooms: paint finish, cracks and straight edges
- Custom kitchen cabinetry: door alignment, hinges, drawers and fixings
- Gas cooktop ignition and supply, the concealed recirculating hood and fitted European-brand appliances
- Sintered stone countertops: joints, edges, chips and the seal around the under-mount sink
- Step-down walk-in showers: glass partitions, linear drains and falls to the drain
- Bathroom porcelain countertops with integrated sinks, cabinets, mixers and sealant lines
- Full-length wardrobes: doors, drawer runners, hanging rails and integrated lighting
- Solid-core, acoustically rated entry door: alignment, seals and ironmongery
- Floor-to-ceiling windows on upper-level homes: seals, locks and alignment
- Fan coil air conditioning: cooling in every room, noise and condensate drainage
- Water pressure, hot water and drainage in kitchens, bathrooms and the laundry area
- LED lighting, sockets, switches, data points and distribution board labelling
Project Profile
About The Highbury in Sobha Hartland
The home you inspect at handover is easier to judge once you know the whole project. The full Highbury guide sets out the six residence types, current prices, the amenities and the Sobha Hartland setting that shapes its long-term appeal.
Two Connected Buildings by Ellington in Sobha Hartland
The Highbury is an Ellington Properties project in Sobha Hartland with 342 residences, from studios to a 4 bedroom penthouse.
View The Highbury Project GuideIndicative Pricing
What a Snagging Inspection Costs at The Highbury
Snagging is FREE for clients who bought their Highbury residence through me. If you bought elsewhere, note that Dubai has no fixed snagging tariff: fees differ between firms and rise with the size and complexity of the home. Studios and standard apartments are usually quoted as a flat fee by bedroom count, while larger homes such as the three bedroom duplex and the four bedroom penthouse are often priced per square foot of built-up area, typically AED 0.50 to 1.50 ≈ USD 0.14 to 0.41 per sq ft. The indicative market ranges below cover every residence type at The Highbury, from the studio to the penthouse, and a sample report is available before you commit.
| Residence Type at The Highbury | Indicative Inspection Cost | Approx. Size |
|---|---|---|
| Studio Apartment | AED 800 to 1,200 ≈ USD 220 to 325 | 425 sq ft |
| 1 Bedroom Apartment | AED 800 to 1,500 ≈ USD 220 to 410 | 766 to 905 sq ft |
| 2 Bedroom Apartment | AED 1,000 to 2,000 ≈ USD 270 to 545 | 1,050 to 1,375 sq ft |
| 3 Bedroom + Maid's Room Apartment | AED 1,800 to 3,300 ≈ USD 490 to 900 | 1,556 to 2,204 sq ft |
| 3 Bedroom + Maid's Room Duplex | AED 2,500 to 4,500 ≈ USD 680 to 1,225 | 2,810 sq ft |
| 4 Bedroom Penthouse | AED 2,600 to 7,900 ≈ USD 710 to 2,150 | 5,254 sq ft |
| Reinspection After Rectification | Free to AED 1,500 ≈ USD 410 | Per visit |
| Confirm VAT, inspection depth, and reinspection inclusion before booking. Each one moves the all-in cost. | ||
Get Your Exact Highbury Quote
Free if you bought through me. Otherwise, tell me your residence type and I will confirm the exact all-in cost for your unit, including VAT, inspection depth, and reinspection, before you commit to anything.
Get My Quote on WhatsAppPodium Apartments, Duplex and Penthouse
Defects We Commonly Find in Stepped-Facade Apartment, Duplex and Penthouse Residences
Homes in a stepped residential building on a landscaped podium, finished with porcelain floors, gas kitchens, step-down showers and fan coil cooling, tend to show their own pattern of defects close to handover:
- Balcony floors that fall toward the door threshold instead of the drain
- Hollow, lipped or chipped wood-look porcelain tiles across living areas
- Open grout or gaps where floor tiles meet skirting and balcony thresholds
- Gas cooktop ignition faults or a gas supply not yet commissioned
- Chipped edges or open joints on sintered stone countertops
- Weak sealant around the under-mount sink and the pull-out kitchen tap
- Kitchen cabinet doors out of line and gaps around fitted appliances
- Water standing in step-down showers that do not fall to the linear drain
- Glass shower partitions and sealant lines that let water onto the floor
- Wardrobe doors out of alignment, stiff runners or rail lighting not working
- Entry door seals or alignment that weaken its acoustic rating
- Fan coil units that cool unevenly, run noisily or leak condensate
Your Recourse
Your Protection After Handover, in Plain Language
Accepting your Highbury residence does not end your recourse. Under Dubai practice, a new home carries a developer rectification period for finishing and installation defects after handover, and a longer warranty covers the major structural elements of the building. A documented snagging inspection strengthens your position inside those windows, because a defect raised on a dated, photographed report is far easier to pursue than one remembered later. That counts most for the balconies, the gas and air conditioning installations, and the two levels of the duplex. If you are unsure how the rectification window applies to your specific unit, that is exactly the kind of question worth settling before handover day rather than after.
Read the defect liability period and structural warranty guideInsights
Project Insights for The Highbury Buyers
A confident handover at The Highbury rests on more than the inspection. Follow the recorded construction progress, confirm how the escrow account protects your instalments, and check residency eligibility before you commit. The resources below sit alongside this page.
The Highbury Snagging Inspection
This page: how buyers document defects at The Highbury before accepting their residence at handover.
The Highbury by Ellington: Readings on DLD Project 2641
The Highbury, Ellington Properties' 342-unit project of two connected buildings in Sobha Hartland, reached 80.03% at the 20 July 2026 inspection.
View The Highbury Construction Updates
The Highbury Golden Visa: Freehold Homes From 2 Bedrooms Up
The Highbury by Ellington Properties, freehold in Sobha Hartland, clears the AED 2M Golden Visa threshold from the 2 bedroom apartments.
Read The Highbury Golden Visa Guide
The Highbury Escrow at Commercial Bank of Dubai, Plot 69
The Highbury, DLD project 2641 by Ellington Properties, escrows 342 units at Commercial Bank of Dubai, certified 80.03% in July 2026.
Verify The Highbury Escrow AccountHow It Works
Our Inspection and Reporting Process for The Highbury
Five steps carry your residence from the handover notice to defects confirmed as resolved, with the report structured for submission to Ellington Properties.
Schedule Before Handover
Book once Ellington issues the handover notice for your Highbury unit.
On-Site Residence Assessment
A full walkthrough of the unit, balcony, kitchen, bathrooms, systems, and finishes.
Digital Snagging Report
A documented report with photographs, defect locations, and recommended actions.
Developer Rectification Review
The report is structured for submission to Ellington Properties for correction.
Optional Reinspection
A return visit confirms the listed defects are resolved before you accept the unit.
Request a Sample Snagging Report
See how defects in a Sobha Hartland apartment are documented, categorized, and presented for developer rectification before you book your own inspection at The Highbury.
Get the Sample Report on WhatsAppSnagging Guides
Learn More About Snagging
This page covers snagging for The Highbury specifically. The method for inspecting any new Dubai home stays the same from one project to the next, so it lives in the dedicated guides below instead of being repeated here.
Snagging in Dubai: The Independent Inspection Before You Accept Your Home
Snagging is an independent inspection of your new Dubai home before handover: what to check, when to book, what it costs.
Read the full snagging guideBook Snagging After the Handover Notice, Before You Accept the Keys
Book your snagging inspection after the developer's handover notice but before you accept the keys, when it carries the most leverage.
See the timing guideDefect Liability Period and the Structural Warranty: Two Layers After Handover
Defect liability period: the developer fixes general defects for around one year after handover, and structure for up to ten years.
Check your rightsA Snagging Inspection: Small Fixed Cost Against an Uncapped Repair Risk
A snagging inspection is a small cost paid once, while the defects it catches carry far larger and unpredictable repair bills.
See the cost caseSnagging Checklist, Room by Room: Every Finish, Fitting and System
A room-by-room snagging checklist for Dubai handovers: walls, floors, doors, windows, kitchens, bathrooms, electrical systems, AC and plumbing, every fault photographed.
Get the checklistThe Wider Picture
Explore The Highbury Structure
The home you accept at handover holds its value through the community around it. Compare The Highbury with other Sobha Hartland homes for sale, read about the community it joins in Mohammed Bin Rashid City, and review Ellington's portfolio before you finalize.
Sobha Hartland Properties for Sale: Apartments, Prices and Payment Plans
Explore Sobha Hartland properties for sale in Mohammed Bin Rashid City, comparing apartment types, prices, payment plans and handover dates.
See Sobha Hartland Properties for Sale
Sobha Hartland Community in MBR City by Sobha Realty
Explore Sobha Hartland's waterfront residences, landscaped parks, schools and residential clusters in MBR City, with community insights and amenities.
Explore the Sobha Hartland Community
Ellington Properties: Design-Led Boutique Residences With Curated Interiors
Ellington Properties, founded in 2014, is a design-led developer of apartments, villas and waterfront homes, with 30 developments launched and delivered.
View the Ellington Properties Developer ProfileFAQs
The Highbury Snagging Inspection Frequently Asked Questions
Yes, snagging is free for clients who bought their Highbury residence through me: the inspection is arranged and covered as part of the service, and the report is prepared ready for submission to Ellington Properties. Buyers who purchased elsewhere can still arrange an independent inspection at the market rates shown in the cost section above.
The right moment is as soon as Ellington issues the handover notice for your unit, because that notice opens the inspection window and sets the timetable for your appointment. No handover notice is recorded on this page: the most recent DLD register reading on file is 80.03% from the inspection of 20 July 2026, and Ellington expects handover in Q4 2026. On the 70/30 plan, the 30% due on completion is the payment linked to handover, so the report is most useful before that payment and key collection. Timing is covered in the when to book snagging guide.
Free if you bought through me. Otherwise, fees vary by firm and residence type. As a guide, a studio sits around AED 800 to 1,200 ≈ USD 220 to 325, a one bedroom around AED 800 to 1,500 ≈ USD 220 to 410, and a two bedroom around AED 1,000 to 2,000 ≈ USD 270 to 545. The three bedroom + maid's room apartments, the duplex and the penthouse are often priced per square foot, from about AED 1,800 ≈ USD 490 for the smallest three bedroom up to about AED 7,900 ≈ USD 2,150 for the 5,254 sq ft penthouse. Confirm whether VAT and a reinspection are included; the value case is set out in how snagging saves you money.
It covers everything inside the unit you are accepting, plus its private balcony: balcony falls, waterproofing and balustrade, the wood-look porcelain floors, the kitchen cabinetry, gas cooktop, fitted appliances and sintered stone countertops, the bathrooms with their walk-in showers, glass partitions and drains, the full-length wardrobes, the solid-core entry door, the windows, and the MEP systems, meaning fan coil air conditioning, water pressure, drainage, lighting and power. Each item is checked against the finishes Ellington specifies for your residence type. A room-by-room reference is in the snagging checklist.
The larger homes take a longer visit and a wider scope. The 2,810 sq ft three bedroom + maid's room duplex is checked on both levels, with finishes and services verified floor by floor, and the 5,254 sq ft four bedroom penthouse adds the items Ellington lists for it, such as a walk-in closet, a fitted laundry with sintered stone countertops, a back-of-house kitchen and an integrated wine-cooler fridge. Both are upper-level homes, so floor-to-ceiling windows join the standard scope, along with the maid's room in the duplex.
No. The podium pool, the 22nd floor pool deck, the residents' pavilions, the lobby and the other shared amenities are communal areas of the building rather than part of the residence you accept, so they sit outside a unit handover inspection. The inspection and its report cover your own unit and its private balcony, which is where your acceptance and any rectification request apply.
At this pre-handover stage, defects recorded on the report before you accept the unit are Ellington's to correct, at the developer's cost, as part of the handover process. Defects found after acceptance are raised within the developer's rectification period for finishing and installation items, with a longer warranty on major structural elements. The defect liability period and structural warranty guide explains how those windows work.
Each defect is logged with a photograph, its location inside the residence and a recommended action, then grouped room by room so Ellington Properties can work through the list. The finished report is digital, so it can be shared with the developer straight away and kept as a dated record of the unit's condition at handover.
Yes. An optional reinspection checks each listed defect again once Ellington reports the repairs as done, so you can confirm the work before you accept the unit. Recorded progress toward handover can be followed on The Highbury construction updates page.
Keep the handover notice, your unit number and a copy of your floor plan to hand, so the inspection follows the exact layout you bought. Air conditioning, water and the gas cooktop can only be tested once those supplies are live in the unit, so confirm with Ellington that they will be connected on the inspection day. You do not need to be in Dubai: the report reaches you digitally.
Your Advisor
Tohid Fetrat
Independent of the developer: the inspection is commissioned by you and the report is written for you. Nothing in it is shared with anyone unless you send it. Message or call me directly: you will always reach me personally, never a call center or sales team.
Ask your question, get your answer. No obligation and no follow-up unless you ask for it.