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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.

Binghatti's launch release estimates completion for 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
Completion: December 2028 (estimate, Binghatti's launch release)

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.

Drainage and water supply are stated as available on each plate.

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.

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

Launch price

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

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 a like-for-like comparison, 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 Registered Site

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 more than 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.

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.

Documents

Downloads

Free · no sign-up

Digital brochure22.8 MB Office floor layoutFloor Plans4.52 MB Retail floor layoutFloor Plans4.09 MB

Download any document directly — no form, no sign-up. We keep the resources open so you can review the detail on your own terms.

Location

Binghatti Spectre — Al Jaddaf, Dubai

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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 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

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Maintenance & management

Your figure — we publish none. Letting fees and routine repairs.

Service charge

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

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 considering.

Method

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 Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.

Binghatti Spectre Offices