Off-planJumeirah Village Circle

Binghatti Amberhall

Binghatti Amberhall at Jumeirah Village Circle by Binghatti: 630 studio, 1 and 2-bedroom apartments with 38 offices and 39 shops. Off-plan; pricing on request.

DeveloperBinghatti

Entry priceNot publishedBinghatti has not released a starting price

Median registered / sqftAED 1,669Median of 473 DLD sales, Aug 2025 – Sep 2026

HandoverTo be confirmedNo completion date published for this project

CommunityJumeirah Village Circle

Overview

Project brief

A RESIDENTIAL TOWER OF STUDIOS, 1 & 2-BEDROOM APARTMENTS IN JUMEIRAH VILLAGE CIRCLE

Binghatti Amberhall is a residential development by Binghatti in Jumeirah Village Circle (JVC), a curated collection of studios and one- and two-bedroom apartments in central Dubai. The project sits within an established Binghatti cluster in JVC, alongside the developer's many completed and ongoing towers in the community, with Al Khail Road on its doorstep.

The building rises over three basement levels, a ground floor, four podium levels and 19 residential floors, on a plot of roughly 5,813.95 square metres (62,580.83 square feet). It holds 630 residential units — 230 studios, 322 one-bedroom and 78 two-bedroom apartments — alongside 38 offices and 39 ground-floor retail shops. Homes are finished in Binghatti's signature palette, with materials the brochure lists including travertine and emerald marble, wood veneer, brushed brass and black tinted mirror. Amenities include an adult pool, kids pool, pool deck, indoor and outdoor fitness areas, a yoga area, a jogging track, kids play area and outdoor seating.

At the time of this brief, Binghatti had not published a starting price, payment plan or handover date for Amberhall; those are confirmed on request and are noted below as pending.

Key information

Price, areas, mix & the masterplan

Total units: 630 residential + 38 offices + 39 retail
Starting price: On request
Payment plan: On request
Expected completion: To be confirmed
Community: Jumeirah Village Circle (JVC), Dubai
Type: Studio, 1 & 2-Bedroom Apartments + Offices + Ground-Floor Retail

Based on the project brochure; pricing, payment plan and handover subject to confirmation on release.

UNIT MIX

707 units listed

Share of the 707 units listed in Binghatti Amberhall’s published unit mix. Percentages are calculated from the counts in the table below and are not a statement about availability.

Studio apartment23033%
1-Bedroom apartment32246%
2-Bedroom apartment7811%
Offices385%
Retail (ground floor)396%

Unit counts per the Binghatti Amberhall brochure. The brochure's floor plans give studio total-unit areas of roughly 37–43 m² and one-bedroom total-unit areas of roughly 65–141 m² across the published layouts; two-bedroom sizes and starting prices to be confirmed on release.

THE INVESTMENT CASE

Binghatti Amberhall is an off-plan, standard-tier brief: the angle below is qualitative. Where the live Dubai Land Department transaction feed for Jumeirah Village Circle is available, current pricing and PSF trends will be shown alongside — those figures are the basis for any comparison, not the estimates below.

LOCATION: JUMEIRAH VILLAGE CIRCLE, A CENTRAL MID-MARKET MASTER COMMUNITY

Jumeirah Village Circle is an established mid-market master community in central Dubai, off Al Khail Road, positioned between Dubai Marina and JLT to the west and Dubai Hills to the east. It has a high concentration of apartment stock and a track record of strong rental demand. The brochure places Amberhall with direct access to Al Khail Road and within reach of the community's parks, schools, supermarkets, clinics and Circle Mall. The setting pairs a self-contained residential community with quick connections to the wider city.

APPLICABLE STRATEGIES

Pre-handover resale — an off-plan launch in an established Binghatti cluster; where a construction-linked plan applies, a buyer commits limited capital ahead of completion, with an exit route before handover. Any premium depends on market conditions at the time and should be checked against live DLD data.
Buy-and-hold for rental / short-let — a high proportion of studios and one-bedroom homes in a central community with established rental demand suits both long-let and holiday-let strategies; yields to be confirmed against current rental evidence.
Owner-occupation — a centrally located home in a design-led building with resort-style amenities.

RISKS & WATCHPOINTS

Off-plan completion risk — the building is under development; timelines can move, and returns depend on the market at handover, not today's.
Pricing not yet confirmed — starting price, payment plan and handover date were not published in the brochure; the entry point should be assessed against live JVC PSF once confirmed.
Unit-mix concentration — studios and one-bedroom apartments make up the large majority of the building, which can mean a deeper competing supply pool on resale and rental within the same tower and community.
Service charges — design-led, amenity-rich buildings typically carry higher service charges, which affect net yield.

PAYMENT PLAN

Binghatti had not published a payment plan for Amberhall at the time of this brief. The current plan and starting price are confirmed on request.

Gallery

Exterior & interior views

2 images

Binghatti Amberhall — Jumeirah Village Circle, view 1

Binghatti Amberhall — Jumeirah Village Circle, view 2

Location

AREA, COMMUNITY & CONNECTIVITY

DLD register

Binghatti Amberhall is in Jumeirah Village Circle, within the Jumeirah Village Circle (JVC) area. The Dubai Land Department register records the nearest metro station, retail centre and landmark against the project — those are the points shown below.

Connectivity schematic

Diagram, not a map. Node positions are for orientation only — they are not to scale, not to bearing, and imply no distance or travel time.

Location record

Area: Jumeirah Village Circle (JVC)
Community: Jumeirah Village Circle
Nearest metro: Nakheel Metro Station
Nearest mall: Marina Mall
Nearest landmark: Sports City Swimming Academy

Area and community are from our own project record, not the DLD register. Each connectivity point is the nearest of its kind recorded against this project in the Dubai Land Department register. The register publishes the name only — no distances or journey times — so none are stated here. We can confirm them in writing on request.

Connectivity points: Dubai Land Department project register. Area and community: our own project record. Neither is a survey, and neither is a substitute for your own site visit.

Location

Binghatti Amberhall — Jumeirah Village Circle, Jumeirah Village Circle (JVC)

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Documents

Brochure, floor plans & project materials

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Digital brochure17.3 MB

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HOW THIS PRICES AGAINST THE MARKET

Registered evidence · as at 10 Sep 2026

Every figure below is derived from arm’s-length sales registered with the Dubai Land Department — completed transactions, not asking prices. The register was read on 15 Sep 2026. The most recent qualifying sale at Binghatti Amberhall is dated 10 Sep 2026. Medians are of AED per square foot across all unit types unless stated otherwise.

Median AED / sqft — Binghatti Amberhall against its benchmarks

Binghatti Amberhalln = 473 registered sales since Aug 2025

1,669AED / sqft

this project

Jumeirah Village CircleCommunity median, off-plan properties · n = 4,095 sales

1,560AED / sqft

+7.0%premium

Al Barsha South FourthArea median, off-plan properties · n = 4,479 sales

1,571AED / sqft

+6.2%premium

Premium and discount compare Binghatti Amberhall’s median AED/sqft with each benchmark median from the same extract; n is the number of registered sales behind each median. A premium is neither good nor bad in itself — it reflects specification, unit mix, floor level and how recently the sales were registered. Bar length is proportional to the median shown.

Registered price trend

+27.0%

median AED/sqft, 2025 Q3 → 2026 Q1 (6 months)

AED 1,486 → AED 1,887 per sqft.

A change between two period medians, not a compounded annual rate and not a forecast. Period medians move with the mix of units sold as well as with price, so read this alongside the sample sizes in each period.

Off-plan vs resale

Off-plan

1,669

AED/sqft median · n = 473

Resale

—

No registrations · n not reported

Only off-plan sales are on the register for this project as at 10 Sep 2026, so no off-plan-to-resale comparison can be evidenced here.

What to watch

Wide price dispersion. Registered prices run from AED 642 to AED 2,095 per sqft — a spread of 87% of the median, as at 10 Sep 2026. We have not measured what drives that range for this project; floor, view, layout and unit size are the usual causes and are worth checking unit by unit. The median is not a price guide for any specific unit.
Volatile quarterly medians. Quarterly medians have ranged between AED 1,363 and AED 1,887 per sqft since 2025 Q3 — a band of 38%. Read the series as a whole; a single quarter's print moves with unit mix as much as with price.
Benchmarks are not like-for-like. The community and area medians cover every building in that boundary — whatever its age, finish, view and unit mix — while the project median covers one scheme. Part of any premium or discount is composition rather than value.
A median is not a valuation. Every figure here is a median of registered AED per sqft across mixed floors, sizes and payment terms, up to 10 Sep 2026. The price of a particular unit can sit well outside it, and none of this constitutes a valuation or investment advice.
Historic evidence, not a projection. These are transactions already completed and registered up to 10 Sep 2026. They describe what buyers paid, not what prices, rents or resale liquidity will do next.

Source: Dubai Land Department (DLD) transaction register, via Mitchell's DLD pipeline. Register read 15 Sep 2026; most recent qualifying sale 10 Sep 2026. Only arm’s-length sales are counted. This section is a summary of registered transaction evidence — it is not a valuation, a forecast, or investment advice.

Market evidence

WHAT BUYERS ARE ACTUALLY PAYING

DLD registerAs at 10 Sep 2026

Independent, registered evidence — not asking prices. Every figure below is drawn from arm’s-length sales at Binghatti Amberhall recorded by the Dubai Land Department, taken from a single extract pulled on 15 Sep 2026 and covering sales registered up to 10 Sep 2026: 473 in all, the earliest dated 15 Aug 2025.

Median price / sqft

AED 1,669

Registered DLD sales

Registered sales

473

Aug 2025 – Sep 2026

PSF range

642 – 2,095

Low to high, AED/sqft

Median sale price

AED 1.07M

All unit types

Median AED/sqft by month

n = registered sales in each month

By bedroom count

Beds	Sales	Median size	Median PSF	Median price
Studio	209	392 sqft	1,980	AED 760k
1 BR	207	738 sqft	1,584	AED 1.18M
2 BR	57	1,279 sqft	1,263	AED 1.63M

Off-plan first sale from the developer

1,669 AED/sqft

Median of 473 registered sales

Most recent registered sales

12 most recent of 473 on record, to 10 Sep 2026

Date	Beds	Size (sqft)	Price (AED)	AED/sqft
10 Sep 2026	2 BR	1,264	1,604,999	1,270
10 Sep 2026	Studio	403	650,000	1,612
2 Sep 2026	1 BR	1,636	1,050,000	642
27 Aug 2026	1 BR	380	554,000	1,457
24 Jul 2026	1 BR	713	1,189,999	1,670
10 Jul 2026	2 BR	1,622	1,942,910	1,198
24 Jun 2026	Studio	366	600,000	1,638
19 Jun 2026	1 BR	850	1,259,999	1,482
18 Jun 2026	2 BR	1,622	1,904,999	1,175
18 Jun 2026	1 BR	815	1,234,999	1,515
18 Jun 2026	Studio	379	769,999	2,034
22 May 2026	Studio	409	650,000	1,589

Individual arm’s-length sales as registered with the Dubai Land Department. Sizes are as recorded on the title deed; price is the registered consideration, exclusive of the 4% transfer fee and any agency or developer charges.

Registered DLD transactions for this project. Only arm's-length 'Sales' of homes are counted; intra-family 'Gifts' transfers, zero-price rows, and land, building and villa transfers are excluded. Offices, shops, showrooms and other non-residential units in the same building are also excluded — they price far above the apartments above them and would otherwise set the top of the price-per-square-foot range. Where the register holds the same sale twice, the duplicate is removed before anything is counted. A project is published only once it has at least 30 qualifying sales. Period and bedroom figures are medians of AED per square foot, which are robust to the outliers that skew a mean on a thin sample. Benchmarks are medians over the trailing 12 months for the same area and registration type. This is a dated extract, not a live query: it changes only when the extract is regenerated with `npm run data:dld`. Source: Dubai Land Department (DLD) transaction register, via Mitchell's DLD pipeline. Data as at 10 Sep 2026; extract generated 15 Sep 2026. Past registered prices are evidence of what has been paid, not a forecast of future value.

The developer

Binghatti

An Emirati developer known for a sculptural design language and branded residences.

Binghatti is a privately held Emirati developer founded in 2008, with roots as a contractor before it moved into full-scale development. It is vertically integrated across design, development, construction and delivery — unusual in the Dubai market, where those functions are more often split between separate firms — and is most recognisable for a distinctive, sculptural facade language that repeats across its portfolio.

It is also the developer behind several of Dubai’s branded-residence collaborations, including projects with BUGATTI, Mercedes-Benz and Jacob & Co. Its schemes concentrate in central, well-connected districts — Jumeirah Village Circle, Business Bay, Al Jaddaf and Dubai Science Park among the communities covered on this site — typically at apartment sizes aimed at the investor and first-time-buyer end of the market rather than the luxury villa segment.

All Binghatti project briefs

Projects delivered

50+

Of a portfolio Binghatti states exceeds 100 projects, with a gross value of more than AED 100 billion — Binghatti’s own investor-relations overview, binghatti.com, read 8 September 2026.

Pipeline

~30m sq ft

Sellable area under development, as stated by Binghatti’s investor-relations overview, binghatti.com, read 8 September 2026.

Both figures are Binghatti’s own published statements about its business, carried here as the developer reports them. They are not an independent measurement, an audit, or a forecast, and they describe Binghatti as a whole rather than this or any other individual project.

Method & questions

HOW TO READ THIS PAGE

Figures as at 10 Sep 2026

Two different things sit on this page: transaction evidence taken from the Dubai Land Department’s public register, and the mechanics of buying in Dubai. The four notes below explain how the figures were built and what they can fairly be used for.

Registered, not askedEvery Dubai Land Department figure on this page comes from a sale that completed and was entered on the public register. Asking prices, portal listings and developer price lists are excluded: they record what someone hoped for, not what was paid.
Medians, not averagesProject samples are often thin, and a single penthouse or one bulk-discounted floor will pull an average a long way off. The median — the middle transaction — describes the typical unit far more reliably at these sample sizes. The count behind each figure is always shown so you can judge how much weight it deserves.
Sales only“Sales” means arm’s-length sales. Intra-family and other “Gift” transfers are excluded, as are rows registered at zero or nominal consideration, because neither is evidence of a market price.
A dated snapshotThese are a snapshot, stated as at 10 Sep 2026, taken from one extract of the register rather than queried live. A figure for this project quoted elsewhere, or taken from a different extract, may not match what you see here.

Common questions

What does buying off-plan at Binghatti Amberhall involve?

Off-plan means contracting with the developer before the building is finished. In outline: you reserve the unit, sign the developer’s Sale and Purchase Agreement (SPA), and pay in instalments tied to construction milestones rather than in a single sum at the start.

Buyer payments on an off-plan sale in Dubai are made into a project escrow account regulated under Dubai Law No. 8 of 2007, and are released to the developer against verified construction progress. The developer registers the sale with the Dubai Land Department. The contract is between you and Binghatti; we act as broker, not as principal.

What is the 4% DLD transfer fee, and who pays it?

The Dubai Land Department charges a property registration (transfer) fee of 4% of the price recorded on the contract, plus a fixed administrative charge. That is the rate in force as at July 2026. The statutory position splits the fee between buyer and seller; established market practice in Dubai is that the buyer pays the whole 4%.

Developers sometimes offer to absorb part or all of it on off-plan sales. Treat that as real only where it is written into the sale documents, not where it appears in marketing. Budget separately for the registration trustee charge, the Oqood registration fee on off-plan units, and — if you are borrowing — mortgage registration at 0.25% of the loan amount.

What is an Oqood registration, and is it the same as a title deed?

No. Oqood is the Dubai Land Department’s registration system for property that is not yet complete. When you buy off-plan, the developer lodges the SPA through Oqood, your interest is recorded on the interim property register, and you receive an initial registration certificate.

The title deed is a separate and later document, issued once the project is complete and the unit is formally transferred into your name. An off-plan purchase that is never registered leaves you off that interim register, so ask for evidence of Oqood registration once your first payment has cleared.

Can a non-UAE buyer own a unit outright?

In Dubai’s designated freehold areas, yes. Regulation No. 3 of 2006 sets out the areas in which non-UAE nationals may hold freehold title or a long lease; outside those areas ownership is restricted to UAE and GCC nationals. Ownership does not depend on holding UAE residency, and no local partner is required.

Tenure attaches to the plot rather than to a development’s marketing, so confirm what is recorded against the specific unit — freehold or leasehold, and the remaining term if leasehold — before you sign.

What happens at handover?

Once the building is complete and the completion certificate issued, you are called for handover: you inspect the unit (the snagging inspection), the developer addresses the defects listed, you settle the final instalment and any outstanding fees, and the unit is transferred into your name with a title deed issued.

Annual service charges begin at handover. They are levied per square foot at a rate approved by the regulator, so they are a recurring cost rather than a one-off. If you intend to let the unit, allow for the interval between handover and the first tenancy — a vacant unit earns nothing, and gross yield is annual rent measured against the purchase price, before those costs are taken off.

Where do the Dubai Land Department figures on this page come from?

They are drawn from the Dubai Land Department’s public transaction register — sales actually registered against Binghatti Amberhall, rather than asking prices, portal listings or developer price lists. The set shown here is stated as at 10 Sep 2026. They are a dated extract of the register, not a live query: the extract date is printed with the figures, and everything on this page is calculated from that single extract.

The number of sales behind every figure is shown alongside it. A median drawn from a handful of registrations carries far less weight than one drawn from several hundred, and should be read that way.

Who is Mitchell’s Commercial Real Estate, and how are you paid?

Mitchell’s Commercial Real Estate is the trading brand of Stephen James Mitchell, RERA-licensed broker BRN 68593.

On developer off-plan sales the commission is paid by the developer. On resale transactions the brokerage fee is agreed with you in writing before terms are signed. We will confirm how we are paid on any specific transaction before you commit to it.

Please note. The above is general information about how transactions work in Dubai, not legal, tax or financial advice, and it is not a recommendation to buy. Fee rates, tenure rules and residency requirements change, and your own position may differ. Take your own independent legal and tax advice before you commit to a purchase.

Small print

Sources, provenance & what is not published

Every figure on this page is traceable

SOURCES

Binghatti — Binghatti Amberhall project brochure (unit mix, specification, location).
Binghatti — corporate profile: portfolio scale (more than 100 projects, valued at more than AED 100 billion), delivery record (more than 50 projects delivered) and branded-residence collaborations, as stated on Binghatti's own investor-relations overview, https://www.binghatti.com/en/investors-relations (accessed 2026-09-08), and repeated in Binghatti's Q1 2026 financial-results release of 11 May 2026, https://www.binghatti.com/en/pr/binghatti-q1-2026-financial-results. Figures are Binghatti's own.
Verified 2026-09-08 against Binghatti’s own investor-relations overview (https://www.binghatti.com/en/investors-relations, live, accessed 2026-09-08): “Binghatti’s portfolio exceeds 100 projects with a gross value of more than AED 100 billion, including over 50 delivered developments and maintains a pipeline of approximately 30 million square feet of sellable area.” Binghatti’s Q1 2026 financial-results release of 11 May 2026 (https://www.binghatti.com/en/pr/binghatti-q1-2026-financial-results) states the same. The portfolio value on this page was changed from “nearly” to “more than AED 100 billion” on 2026-09-08, following Stephen’s ruling that a developer’s figures track that developer’s latest published wording; “nearly” was Binghatti’s own 25 March 2026 wording (https://www.binghatti.com/en/pr/binghatti-sales-delivery-update-dubai-2026), superseded twice since. The delivered-projects count is unchanged: Binghatti’s H1 2026 financial-results release of 27 July 2026 (https://www.binghatti.com/en/pr/binghatti-h1-2026-financial-results) states no portfolio or delivery total, and the “nearly 60 completed developments” wording carried by wire copies of that release appears on no Binghatti-owned page, so it is not published here.
Dubai Land Department transaction register — every registered-sales figure on this page (transaction count, medians, the price-per-square-foot range, the quarterly and monthly trend and the bedroom breakdown), as at 2026-09-02. Arm's-length sales only: intra-family gift transfers, zero-price rows and land, building and villa transfers are excluded, and where the register holds the same sale twice the duplicate is removed before anything is counted. The Jumeirah Village Circle benchmark these figures are compared against is a trailing-12-month median on the same basis. A dated extract, not a live query.

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Project brief

A RESIDENTIAL TOWER OF STUDIOS, 1 & 2-BEDROOM APARTMENTS IN JUMEIRAH VILLAGE CIRCLE

Price, areas, mix & the masterplan

UNIT MIX

THE INVESTMENT CASE

LOCATION: JUMEIRAH VILLAGE CIRCLE, A CENTRAL MID-MARKET MASTER COMMUNITY

APPLICABLE STRATEGIES

RISKS & WATCHPOINTS

PAYMENT PLAN

Exterior & interior views

AREA, COMMUNITY & CONNECTIVITY

Location

Brochure, floor plans & project materials

Want the full investor brief?

HOW THIS PRICES AGAINST THE MARKET

WHAT BUYERS ARE ACTUALLY PAYING

Binghatti

Got questions?

HOW TO READ THIS PAGE

Common questions

Sources, provenance & what is not published

SOURCES

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