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Binghatti Spectre — Offices

Location: Al Jaddaf Waterfront, Dubai

Binghatti Spectre is a landmark 26-storey mixed-use twin-tower at the northern gateway of Al Jaddaf Waterfront, where Dubai's historic cultural quarter meets its modern business districts. The commercial floors are deliberately separated from the private residential floors above, the two meeting at an expansive lifestyle deck — so an office here sits in a serviced, permanently staffed building without sharing its circulation with 712 apartments.

The full project brief, including the residential mix, the amenity deck and the payment schedule, is at Binghatti Spectre.

Project Overview

Spectre is configured as 4 basements + ground + 3 podium levels + 26 floors across the office and residential towers, plus mechanical and roof levels, on a plot of 11,033.25 sq m (118,760.91 sq ft). The building holds 966 units in total: 712 apartments, 235 offices and 19 ground-floor retail units.

The façade is a crystalline glass grid used as a slate for point-source LED illumination embedded along its signature lines, so the geometry and the balconies glow at night. Interior materials named by the developer include ivory limestone, rippled stainless steel, cherry wood, pale travertine, brushed stainless steel, translucent stone, smoked mirror and smoked glass.

Completion is December 2028.

Office Space Overview

Office units: 235
Size range: 597.07 sq ft (55.47 sq m) to 4,017.52 sq ft (373.24 sq m)
Distribution: podium levels and levels 1 to 15
Drainage: available on every published floor plate
Water supply: available on every published floor plate
Launch price: from AED 1,699,999
Payment plan: 50/50
Completion: Q4 2028 (December 2028)

The floor-layout set published by Binghatti covers 35 office plates. The level bands it names are: podium levels 2 and 3; level 1; levels 2–4; levels 2–5; levels 2–15; levels 3–15; levels 5–15; levels 5–8; level 5; and levels 6–8. The document does not tie every one of the 235 units to a named floor, and we do not assign them.

Binghatti has not published a fit-out or handover specification for the office units. Drainage and water supply are stated as available on each plate; nothing beyond that — no shell-and-core statement, no ceiling height, no power allocation, no cooling load — is published for the offices. Ask us and we will put the question to the developer rather than guess at it.

Published Office Floor Plate Areas

The 35 plates published in the office floor-layout set, in the order the document presents them (sq ft):

1,094.15	1,059.60	1,072.84	1,636.33	2,375.27
1,515.88	1,503.61	905.14	1,139.58	4,017.52
1,049.91	1,829.11	1,232.36	1,063.37	1,078.11
2,052.46	2,528.23	749.38	738.94	704.71
718.17	728.07	1,690.36	1,788.75	2,378.61
1,563.78	993.40	1,232.36	918.92	1,310.18
1,648.17	750.24	1,144.96	597.07	1,450.87

These are the published plate areas, not an availability list. Binghatti has not released a unit-by-unit availability schedule or a floor-by-floor price list for Spectre.

Building Configuration

Property type: Residential, offices and retail
Configuration: 4B + G + 3P + 26 floors (office and residential towers) + mechanical + roof
Plot area: 11,033.25 sq m / 118,760.91 sq ft
Residential units: 712 (81 studios, 546 one-bedroom, 82 two-bedroom, 3 three-bedroom)
Offices: 235
Ground-floor retail units: 19
Total: 966 units
Status: off-plan
Developer: Binghatti

Price and Payment Plan

The office launch price is AED 1,699,999. These are launch prices and may be subject to change.

Binghatti has not published a price per square foot for the offices at Spectre, and we do not calculate one from the launch price and a brochure area — that would be our arithmetic presented as the developer's figure. If you want a rate for a specific plate, we will ask Binghatti for it in writing.

The payment plan is 50/50. The published schedule runs:

Milestone	Payment %	Due date
Booking	10%	30 September 2026
Monthly instalments	0.5% per month	From booking
Instalment	5%	31 December 2026
Instalment	5%	30 June 2027
Instalment	10%	31 December 2027
Instalment	5%	30 June 2028
Instalment	5%	31 October 2028
Final payment	50%	On completion

The Al Jaddaf Office Market

Context from the Dubai Land Department's own transaction record, not from the developer:

52 registered office sales in Al Jaddaf in the 12 months to 3 September 2026
Median price per square foot across those 52 sales: AED 2,300
Median price across those 52 sales: AED 1,832,803
Median unit size across those 52 sales: 823 sq ft

Fifty-two sales is a thin market, and that is a fact about Al Jaddaf rather than a defect in the data — it is a residential waterfront with commercial podiums, not an office district. So read those medians as a sighting shot. We publish no average and draw no trend from 52 rows, because 52 rows will not carry either, and our DLD transaction record begins 28 April 2025, so there is no longer history sitting behind them.

For scale: the median registered Al Jaddaf office sale over those 52 transactions was AED 1,832,803 for a median 823 sq ft. Spectre's office launch price is AED 1,699,999. The two are not directly comparable — Binghatti has not published which unit the launch price refers to, so we cannot tell you what area it buys — but it places the launch inside the range the community actually transacts in.

There are no registered sales for Binghatti Spectre in our DLD record. It is a brand-new launch, so no Spectre-specific price per square foot, achieved price or absorption figure exists to publish. The launch prices on this page are the developer's own, and nothing on this page converts them into a rate.

The Site — What the Land Department Registered

Evidence, from the government record rather than from the developer, that the plot is bought and financed:

The Dubai Land Department registered the Spectre plot on 22 January 2026 at AED 500,000,000, for 118,760.8 sq ft freehold in Jaddaf Waterfront.
A mortgage of AED 432,000,000 was registered against the plot the same day.
The registered plot area agrees with Binghatti's own stated 118,760.91 sq ft to a tenth of a square foot. Two independent sources, one of them government-held, describing the same piece of ground.

That transaction is land. We deliberately publish no rate per square foot derived from it: a land price divided by a plot area is a land value, and on a page about buying an office it would be read as a unit price, which it is not.

Location and Connectivity

Spectre sits at the northern gateway of Al Jaddaf Waterfront, at the junction of Dubai's historic cultural quarter and its modern business districts.

Metro: a short walk from both Al Jaddaf Metro Station and Creek Metro Station
Rail: an Etihad Rail connection is planned in Al Jaddaf — planned, not built
Road: immediate ramp access onto Al Khail Road (E44) and the D68 intersection
Nearby: Dubai Festival City, Dubai Mall, Mohammed bin Rashid Library, Dubai Creek, Ras Al Khor, Dubai Design District, Business Bay Bridge, Dubai International Airport, Grand Hyatt Dubai, and Jaddaf Waterfront Park

Views run east and south-east over the Mohammed bin Rashid Library, Dubai Creek and the Dubai Festival City skyline, and north and north-west over Za'abeel toward Downtown Dubai, the Burj Khalifa and Dubai Creek Harbour. The surrounding low-rise areas give the building a permanently open, breezy orientation.

Building Amenities

Spectre carries what Binghatti describes as 20+ luxury wellness and leisure facilities on a dedicated amenity deck: a children's play area, a yoga and aerobics platform, adults' and children's swimming pools, fitness facilities, lounge sitting platforms, activity tables and ping pong, family sitting and social nooks, a paddle tennis court, a 90-metre sprint and jogging lane, and an open lawn.

The Developer

Binghatti is an Emirati developer known for a distinctive, sculptural design language and for branded-residence collaborations with BUGATTI, Mercedes-Benz and Jacob & Co. Founded in 2008 with roots as a contractor before moving into full-scale development, it is vertically integrated across design, development, construction and delivery. According to Binghatti, its portfolio now exceeds 100 projects valued at nearly AED 100 billion, with more than 50 projects delivered to date and a pipeline of approximately 30 million square feet of sellable area. For investors, that scale and an active delivery pipeline provide a measure of confidence at the off-plan stage.

What We Do Not Have Yet

We publish what the developer has published and nothing else. For Spectre's offices, that means we do not yet hold:

A price per square foot from Binghatti
A service charge figure
A unit-by-unit availability list or a floor-by-floor price list
A fit-out or handover specification
An escrow account number or a RERA project number
A handover date more precise than December 2028

Spectre also does not appear in our DLD project-register snapshot, which is dated 15 June 2026. That is a statement about the age of our snapshot for a project launched after it was taken — it is not a statement about the project's registration status, and we make no claim either way.

Ask us for any of these and we will go to the developer for them.

Binghatti states that all dimensions are approximate, are measured to structural elements, are subject to change, and that the Sale and Purchase Agreement governs the actual unit size. Launch prices may be subject to change.

Illustrative model

Scenario modeller

Set your own assumptions and see how Binghatti Spectre Offices behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

How each figure is calculated

Handover: The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
Gross yield: Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
Net yield: (Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
Rent growth: Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
ROI: Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
ROE: Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
Cash-on-cash return: Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
IRR: The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.

An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.

Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell’s Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.

Location

Binghatti Spectre — Al Jaddaf, Dubai

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Binghatti Spectre Offices

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