This three-bedroom apartment in Binghatti Skyrise - Tower B, Business Bay, is offered at AED 3,580,000. The source records an original price plus the 4% DLD fee of AED 4,336,799, so the asking figure sits AED 756,799, or 17.4%, below original price. The apartment measures 1,988 sq.ft of built-up area, giving an entry basis of AED 1,801 per sq.ft on that built-up area. It occupies the forty-fifth to fifty-fifth floor band, looks towards the Burj Khalifa, and carries a balcony. Handover is stated as Q1 2027 and the developer is Binghatti. A Burj Khalifa aspect from above the forty-fifth floor is a scarce combination at this entry basis, and the floor band is what secures it.
Available
BINGHATTI SKYRISE - TOWER B · Business Bay
BINGHATTI SKYRISE - TOWER B · Business BayBinghatti · Business Bay
DISTRESS DEAL: 3-BR IN BINGHATTI SKYRISE - TOWER B
Asking priceAED 3,580,000AED 1,801 per sq.ft
Original price + DLDAED 4,336,799
DiscountAED 756,79917.4% below original price
- Unit
- 3-BR
- Size
- 1,988 sq.ft
- Developer
- Binghatti
- Handover
- Q1 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available
Listed 24 August 2026Status confirmed 17 September 2026
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 24 August 2026, 24 days before that check, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
On this page
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The numbers
Payment breakdown
Total cost for buyerAED 3,827,270The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 3,580,000
Fees and commissionAED 247,270
Step 01Due at transferAED 2,993,270Payable when the unit transfers to the buyer.
- Payment to sellerAED 2,746,000
- DLD Transfer fee (4% of OP + 40 AED)AED 166,840
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 75,180
- Total on transferAED 2,993,270
Step 02Payable to Binghatti after transferAED 834,000The balance of the payment plan, which the buyer takes over.
- 31-DEC-2026AED 834,000
- Total remaining payment planAED 834,000
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Property type
- Apartment
- Floor
- (45-55)
- View
- Burj Khalifa
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Business Bay lies directly south of Downtown Dubai, arranged around the Dubai Water Canal at the point where it turns west towards the Jumeirah coast. It is among the most connected districts in the city. Sheikh Zayed Road runs along the western edge and Al Khail Road along the eastern, giving a choice of routes north to the airport and south to Dubai Marina and Jebel Ali, and Business Bay station on the metro Red Line serves the district directly rather than from its perimeter. Downtown, the Dubai Mall and the financial centre are within a short drive or a walk from the district's northern blocks. The canal itself carries the Marasi Drive promenade, a water-taxi service and pedestrian bridges west towards Safa Park and Jumeirah. For a three-bedroom apartment intended for family occupation, that direct metro access and the choice of two arterial roads are worth more than they would be for a smaller unit.
AMENITIES & SURROUNDING
The district's amenity base is the canal frontage and the dense street-level offer built along it. Marasi Drive provides a continuous waterfront promenade with restaurants, cafés and moorings, and the surrounding blocks carry a deep concentration of gyms, clinics, nurseries, supermarkets and speciality retail at podium level. Safa Park sits across the canal to the west and the Downtown cultural and retail cluster, including Dubai Opera and the Dubai Mall, is immediately to the north. For an apartment in this floor band the surrounding low and mid-rise stock matters as much as the ground-level offer, because it is what keeps the Burj Khalifa outlook open. The unit carries its own balcony. For the building's facility schedule and the floor plan, please contact us.
MARKET
The 17.4% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes, and it compares the asking figure with the first buyer's commitment rather than with current resale evidence. We have not attached a valuation. At AED 1,801 per sq.ft on built-up area the entry basis is low for a central canal-district tower, and the reason is partly the floor plate: 1,988 sq.ft spreads the price over more area than a typical three-bedroom layout in the district. A cash reduction of AED 756,799 normally reflects the seller's own circumstances rather than the asset. With handover in Q1 2027 the remaining commitment is relatively short. We hold the schedule.
CONCLUSION
This suits a buyer who wants a high-floor, large-format three-bedroom apartment with a Burj Khalifa aspect in a metro-served central district, at an entry basis well under AED 2,000 per sq.ft on built-up area, with occupation in 2027. The floor band and the outlook are the attributes that hold their value, and they combine with a 17.4% reduction against original price. A reduction of that size warrants a careful look at the seller's position and the outstanding instalments, and we will set both out, together with the transfer costs, before any offer is made. For the floor plan, the payment schedule and current availability, please get in touch. We will also confirm the construction status of the tower and the expected completion sequence.
Location
BINGHATTI SKYRISE - TOWER B — Business Bay, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 3-BR IN BINGHATTI SKYRISE - TOWER B behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Listed
24 August 2026
The date this listing was added to our records. The asking price below is the one published then, and was still 24 days old when we last checked this listing on 17 September 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.
Below original price
17.4%
As stated on this listing: the asking price measured against the original purchase price recorded for this unit. It is not a discount to current market value and not a valuation — a unit priced below what it originally sold for may still be at or above what comparable units achieve today. Check the registered comparables before treating the gap as equity. It is not used in any calculation below.
Asking price per sq.ft
AED 1,801/sqft
The asking price divided by the stated size. Compare it against registered sales in the same building before deciding whether the asking price is competitive.
Handover
Q1 2027
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 3.80M
Price plus every acquisition cost
Illustrative exit price
AED 3.58M
After 5 yr at 0.0% p.a.
Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.
—
Set service charge, maintenance & management, vacancy allowance above
Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.
—
Set a gross annual rent
Cash out, and cash back over 5 years
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
Cash required at completion
Purchase priceAED 3,580,000
DLD transfer fee (4%)AED 143,200
Agency fee (2%)AED 71,600
VAT on agency fee (5%)AED 3,580
Conveyancing, trustee & adminAED 0
Total cash investedAED 3,798,380
ROI and IRR are calculated on this figure: the price plus every cost of getting the keys.
No rental evidence is held for this unit. The rent figure is yours to set — we have not assumed one. Until you enter a gross annual rent, the yield, ROI/ROE and IRR figures reflect capital movement and costs only.
Annual operating position
Gross annual rentAED 0
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (1,988 sq ft at a rate not yet set)—
Net operating income—
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
Cash-flow schedule — the 5-year figures the IRR is solved from (incomplete, see note)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 3,798,380 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 3,504,820 | AED 3,504,820 |
| Years 1–5 | AED 0 | AED 3,504,820 | AED 3,504,820 |
| Less the year-0 outflow of AED 3,798,380 → total profit | −AED 293,560 | ||
Exit at year 5: illustrative sale price AED 3,580,000 less selling costs AED 75,180 = AED 3,504,820 net. The final column is the schedule the IRR is solved from. Rent is held flat in nominal terms — the rent-growth field is at 0% — as is the service charge, so no inflation is assumed on either side. This audit table is arithmetic, so every row must resolve to a number — but service charge, maintenance & management, vacancy allowance are not set above, and the figures here currently assume zero for them. Nothing on this table should be read as a result until you set them; the headline tiles above withhold theirs for exactly this reason.
Sensitivity — the same purchase at −5% to +5% exit growth
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 2.77M | — | — | — |
| −3% p.a. | AED 3.07M | — | — | — |
| 0% p.a.your figure | AED 3.58M | — | — | — |
| 3% p.a. | AED 4.15M | — | — | — |
| 5% p.a. | AED 4.57M | — | — | — |
Each row re-runs the whole model with only the exit growth rate changed, over the same 5-year hold. The 0% and negative rows are not a worst case — they are simply what the same purchase returns if prices do not rise. Dubai prices have fallen in the past and can fall again. The return columns are shown as “—” until a gross annual rent is set; the total profit column reflects capital movement, purchase and sale costs and the service charge only.
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.
Email my results
We’ll send this scenario — your assumptions and the figures they produce — to your inbox.
Set service charge, maintenance & management, vacancy allowance above and we can email you this scenario. Until then every headline figure reads “—”, because the model would otherwise be assuming zero for them — and we publish no figure for them.
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.
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