Off-planJumeirah Village Circle

Binghatti Amberhall

Binghatti Amberhall at JVC by Binghatti: 630 studio, 1 & 2-bedroom apartments over ground-floor retail. Off-plan; pricing on request.

DeveloperBinghatti

Entry priceOn request

Handover—

StatusOff-plan

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.

PROJECT SUMMARY

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

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

UNIT MIX

Unit type	Number of units
Studio apartment	230
1-Bedroom apartment	322
2-Bedroom apartment	78
Offices	38
Retail (ground floor)	39

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.

DEVELOPER: BINGHATTI, A LEADING PRIVATELY HELD UAE 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. According to Binghatti, it ranks among the UAE's foremost privately held developers, with a portfolio of more than 60 projects valued in excess of AED 40 billion and a delivery record of over 20,000 completed homes. For investors, that scale and an active delivery pipeline provide a measure of confidence at the off-plan stage.

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.

SOURCES

Binghatti — Binghatti Amberhall project brochure (unit mix, specification, location).
Binghatti — corporate profile: portfolio scale (more than 60 projects, in excess of AED 40 billion), delivery record (over 20,000 completed homes) and branded-residence collaborations, as stated in the developer's project brochures. Figures are Binghatti's own; specifics vary between brochures, so the conservative figures are used here.
Dubai Land Department transaction data (Jumeirah Village Circle) — live feed pending.

Location

AREA, COMMUNITY & CONNECTIVITY

Binghatti Amberhall is in Jumeirah Village Circle, within the Jumeirah Village Circle (JVC) area.

Location record

Area: Jumeirah Village Circle (JVC)
Community: Jumeirah Village Circle

Area and community are from our own project record, not the DLD register.

Area and community: our own project record. Neither is a survey, and neither is a substitute for your own site visit.

Developer

Binghatti

Jumeirah Village Circle (JVC)

Binghatti is the developer of this project in Jumeirah Village Circle (JVC). The figures alongside describe Mitchell’s coverage of Binghatti on this site and the registered sales behind it, not an assessment of the developer.

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Projects covered

Binghatti briefs published on this site

Registered sales

1,387

From 1 of 26 briefs joined to the DLD register

Developer attribution as stated on this brief. Counts describe what Mitchell’s Realty publishes and, where shown, sales registered with the Dubai Land Department at those projects; they are not a measure of the developer’s wider portfolio or delivery record.

Method & questions

HOW TO READ THIS PAGE

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 at the date stated beside them, 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. 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 Realty, and how are you paid?

Mitchell’s Realty is the trading brand. The RERA-licensed brokerage behind it is The Luxury Real Estate Brokers LLC.

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.

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