New launch Binghatti Starfall Retail — commercial property in Al Jaddaf from Mitchell's Commercial Real Estate

Binghatti · Al Jaddaf

Binghatti Starfall Retail

PricePrices released at launch

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Handover: Q4 2027 (projected)

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Property

Binghatti Starfall — Retail

Location: Al Jaddaf, Dubai

Binghatti's retail schedule lists seventeen units at the base of Binghatti Starfall, an upcoming Binghatti tower in Sama Al Jaddaf registered with the Dubai Land Department as project 4483. The building is configured G+4P+14 RES+ROOF and the units above the retail line are studios to two-bedroom apartments.

The retail schedule sets out each unit's area, size category, position along the frontage and business category. Ask us and we will bring you the schedule and the current allocation position.

Resident Profile

The resident profile is the most useful thing available about this retail before retail prices are released, and it is published:

Unit type	Average size
Studio	411 sq ft
1 bedroom	718 sq ft
1 bedroom Royal Suite	1,926 sq ft
2 bedroom	1,117 sq ft
2 bedroom Royal Suite	1,888 sq ft

The release is led by studios and one-bedroom apartments. That is a dense, high-turnover, single-and-couple resident base rather than a family one — short grocery runs, convenience, coffee, laundry, pharmacy and quick-service food, on a seven-day clock with no office-hours trough. It is the single most important input into a concept for a unit here.

Every size in the table is an average for its type, not a unit size and not a minimum, which is how the release states them. The area basis is confirmed with Binghatti before exchange.

The Dubai Land Department Record

Binghatti Starfall is a registered, escrowed Dubai project. These are the Land Department's own figures, from DLD's live Mashrooi RERA register as pulled on 8 September 2026:

Project number: 4483
Registered developer: Binghatti Developers Fze (developer number 1051)
Status: active, under construction
Construction progress: 0%, at DLD's own site inspection of 20 May 2026
Registration date: 23 July 2026
Construction start: 1 July 2026
Projected completion: 30 October 2027
Escrow agent: United Arab Bank
Escrow account: 9134025839071
Registered building: number 620, 22 floors

That completion date is DLD's projected date, which is what the register holds. It is not a developer handover commitment and it is not contractual. A retail buyer planning a fit-out around it should have the handover date confirmed in writing by Binghatti.

Location and Connectivity

Binghatti Starfall stands in Sama Al Jaddaf, between Dubai Creek and Business Bay. The Land Department registers its building at latitude 25.224662, longitude 55.329488, and the location pin supplied with the release falls within about five metres of that point — two independent sources describing the same plot.

Binghatti describes the site as minutes from Al Jaddaf Metro Station and DEWA Headquarters. That is the developer's own characterisation, published as such; we state no walking time or distance of our own.

The Land Department's own transaction record places this plot in the sub-community it writes as "Sama Al Jadaf" — not in Jaddaf Waterfront and not in Dubai Healthcare City Phase 2, the two other sub-communities inside the same Al Jaddaf sector. We publish the sub-community as the location label, per Stephen's standing rule, rather than the wider district.

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.

Binghatti holds eleven other registered projects in the same Land Department area as Starfall — Gateway, Avenue, Creek and Pinnacle already completed, and Ghost, Starlight, Ivory, Twilight, Moonlight, Cullinan and Wraith under construction. For a retail buyer that concentration matters twice over: it is a developer delivering repeatedly in Al Jaddaf rather than arriving in it, and it is a pipeline of neighbouring residents arriving within walking distance of this shopfront.

Prices and Payment Plan

Binghatti releases the Starfall retail prices and the payment plan at launch. Register your interest and we will send you both the day they are issued, together with the allocation position and what the Land Department has actually registered nearby.

The full release, and the register-your-interest form, is at Binghatti Starfall — new launch.

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.

Location

Binghatti Starfall — Al Jaddaf, Dubai

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Illustrative model

Scenario modeller

Set your own assumptions and see how Binghatti Starfall 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.