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Binghatti Spectre — Retail

Location: Al Jaddaf Waterfront, Dubai

Nineteen ground-floor retail units sit at the base of a 26-storey mixed-use twin-tower holding 712 apartments and 235 offices — 966 units in total, all of them footfall that arrives at the door before a single passer-by does. The building stands at the northern gateway of Al Jaddaf Waterfront, a short walk from two Metro stations, with ramp access onto Al Khail Road.

What makes this set worth reading properly is that Binghatti has published the mechanical provision unit by unit. Clear height, cooling load, drainage, water supply, and for the F&B units the kitchen extract duct, the fresh air duct and the gas supply are all stated per unit. That is the information an operator actually needs to know whether a kitchen can be built, and it is rarely published at launch.

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

Retail Overview

Retail units: 19, all ground floor
Size range: 765.10 sq ft to 5,371.41 sq ft
Business categories published: F&B and Convenience/Service
Clear heights: 3.0 m to 6.8 m
Cooling load (TCL): 35 kW to 200 kW
Drainage and water supply: available on every unit
Kitchen extract duct, FAD for kitchen and gas: available on every F&B unit
Launch price: from AED 2,867,999
Completion: December 2028 (estimate, Binghatti's launch release)

The 19 Published Retail Units

Unit	Category	Area (sq ft)	Clear height	Cooling load
Retail 1	F&B	1,079.19	6.8 m	50 kW
Retail 2	F&B	2,074.85	6.5 m	80 kW
Retail 3	F&B	2,155.04	6.5 m	80 kW
Retail 4	Convenience/Service	944.64	6.5 m	35 kW
Retail 5	F&B	1,388.25	3.0 m	60 kW
Retail 6	Convenience/Service	1,156.44	3.0 m	40 kW
Retail 7	Convenience/Service	1,399.66	3.0 m	40 kW
Retail 8	F&B	2,295.83	3.0 m	90 kW
Retail 9	Convenience/Service	1,960.22	3.0 m	50 kW
Retail 10	F&B	2,215.54	3.0 m	90 kW
Retail 11	F&B	2,433.50	3.0 m	90 kW
Retail 12	F&B	5,371.41	3.0 m	200 kW
Retail 1 (second numbering set)	F&B	3,289.24	6.05 m	120 kW
Retail 2 (second numbering set)	F&B	1,606.08	4.8 m	70 kW
Retail 3 (second numbering set)	F&B	2,889.46	4.3 m	100 kW
Retail 4 (second numbering set)	F&B	3,811.39	4.3 m	120 kW
Retail 5 (second numbering set)	Convenience/Service	765.10	4.3 m	35 kW
Retail 6 (second numbering set)	F&B	3,411.73	3.85 m	120 kW
Retail 7 (second numbering set)	F&B	4,254.54	3.85 m	180 kW

A note on the numbering. The floor-layout document publishes these 19 units as two separate numbering sequences — one of 12 units, one of 7 — each starting again at Retail 1. It does not state which block, frontage or entrance each sequence belongs to. We have marked the second sequence so the two are distinguishable, and we have not invented a label for either. If placement matters to your concept, we will get the block allocation from Binghatti in writing before you commit.

This is the published unit schedule, not an availability list.

Mechanical and Plumbing Provision

Every one of the 19 units publishes its services provision:

Drainage — available on every unit
Water supply — available on every unit
Kitchen extract duct — available on every F&B unit
FAD (fresh air duct) for kitchen — available on every F&B unit
Gas — available on every F&B unit
Cooling load (TCL) — stated per unit, 35 kW to 200 kW (see the table above)

Fourteen of the nineteen units are published as F&B and carry the full kitchen provision. The remaining five are published as Convenience/Service, with drainage, water supply and a stated cooling load.

The 6.8 m, 6.5 m and 6.05 m units are the ones that will take a mezzanine or a double-height dining room; the 3.0 m units are a conventional single-storey shopfront. Treat the clear height as the physical dimension it is, and confirm any mezzanine intention with the developer and the authority before you plan around it.

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 retail launch price is AED 2,867,999. These are launch prices and may be subject to change.

The Al Jaddaf Retail Market

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

26 registered retail sales in Al Jaddaf in the 12 months to 3 September 2026

That is the whole figure, and we are publishing it without a price attached on purpose. Twenty-six transactions is not a market rate — it is a handful of podium units, and a median drawn from it would be a number with the authority of a coin toss. We will not manufacture one. Nor will we pad the sample by folding in the Land Department’s "Commercial" sub-type bucket, which is land and whole-building deals — including the sale of Spectre's own plot — and blending that with shop sales would be badly, quantifiably wrong.

Our DLD transaction record begins 28 April 2025, so there is no longer history behind that count either.

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 price on this page is the developer's own, and nothing on this page converts it 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 a shop it would be read as a unit price, which it is not.

Location and Connectivity

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 & Playground

Al Jaddaf sits between Dubai Creek and Business Bay, at the junction of the historic cultural quarter and the modern business districts, and the surrounding low-rise areas keep the frontage open rather than boxed in.

Resident Profile

The tenant base a unit here inherits on handover is published, and it is worth reading before you pick a concept:

Type	Total units
Studio	81
1 Bedroom	546
2 Bedroom	82
3 Bedroom	3
Residential total	712

Add 235 offices and the daytime population arrives on a different clock to the evening one — the reason both an F&B and a Convenience/Service category are published at the base of the same building.

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 Retail 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 Retail