Off-planJumeirah Village Circle

Binghatti Ruby

Binghatti Ruby at Jumeirah Village Circle by Binghatti: studio, 1, 2 & 3-bed apartments with offices and retail in a mixed-use JVC tower. Off-plan.

DeveloperBinghatti

Entry priceAED 695k

Handover—

StatusOff-plan

CommunityJumeirah Village Circle

Overview

Project brief

A MIXED-USE RESIDENTIAL TOWER IN JUMEIRAH VILLAGE CIRCLE

Binghatti Ruby is a mixed-use tower by Binghatti in Jumeirah Village Circle (JVC), the established mid-market master community in central Dubai. It sits within JVC District 16, in a district with a high concentration of apartment stock and strong rental demand.

Ruby rises over a basement, ground floor, four podium levels, two office floors and 18 residential floors, on a plot of roughly 50,451 square feet (4,687 sq m). It holds 572 residential apartments — 319 studios, 185 one-bedroom, 66 two-bedroom and 2 three-bedroom — alongside 45 office suites and 10 ground-floor retail units, for 627 units in total.

A note on sourcing. No Binghatti document for this project is held in the current document set: the brochure was not recovered, and the project-facts sheet these building and unit-mix figures were originally captured from is not among the files retained, so none of them could be re-verified against a developer document for this review. Every remaining figure — the starting price and the handover date — comes from public listing data (PropSearch) and appears in no Binghatti document held. All of it should be confirmed with the developer before use.

PROJECT SUMMARY

Project	Binghatti Ruby
Developer	Binghatti
Community	Jumeirah Village Circle (JVC), District 16, Dubai
Type	Studio, 1, 2 & 3-Bedroom Apartments + Offices + Ground-Floor Retail
Total units	627 (572 residential, 45 offices, 10 retail)
Starting price	From AED 695,000 (per PropSearch, at sales launch — no Binghatti document held states a price)
Payment plan	On request (no Binghatti document held publishes a payment plan)
Expected completion	Q4 2027 (PropSearch estimate — no Binghatti document held states a handover date)

Building and unit-mix figures were captured from a Binghatti Ruby project-facts sheet that is not among the documents held, so they could not be re-verified for this review. Pricing and handover are PropSearch figures. Confirm all of it with the developer.

UNIT MIX

Unit type	Number of units	Unit sizes
Studio apartment	319	Not published
1-Bedroom apartment	185	Not published
2-Bedroom apartment	66	Not published
3-Bedroom apartment	2	Not published
Office suite	45	Not published
Retail (ground floor)	10	Not published

Counts as recorded from the Binghatti Ruby project-facts sheet (572 residential + 45 offices + 10 retail = 627 total). That sheet is not among the documents held, so the counts could not be re-verified for this review and are unchanged from the earlier brief. No source held publishes unit sizes or per-type starting prices, so none are shown. Sizes and prices confirmed on request.

THE INVESTMENT CASE

Binghatti Ruby 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, CENTRAL DUBAI OFF AL KHAIL ROAD

Jumeirah Village Circle is an established mid-market master community in central Dubai, set off Al Khail Road between Dubai Marina/JLT and Dubai Hills. It carries a high concentration of apartment stock and draws strong rental demand, served by Circle Mall, supermarkets, nurseries and schools, medical clinics and community parks. Ruby sits within JVC District 16.

APPLICABLE STRATEGIES

Pre-handover resale — an off-plan tower in an established mid-market community; 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 mix weighted heavily to studios and one-bedroom homes (504 of the 572 residences), in a central community with strong 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 Binghatti building.

RISKS & WATCHPOINTS

Off-plan completion risk — the tower is under development; timelines can move, and returns depend on the market at handover, not today's.
No developer document is held for this project — the brochure was not recovered and the project-facts sheet the building and unit-mix figures were captured from is not among the files retained, so nothing on this page could be re-verified against a Binghatti document. The starting price of AED 695,000 and the Q4 2027 handover are PropSearch's alone. Treat every figure here as indicative and confirm it with the developer before committing.
No published unit sizes — no source held gives areas for any unit type, so the price per square foot cannot be assessed from this page. Sizes should be taken from the sale and purchase agreement.
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 within JVC generally.
Mixed-use profile — 45 offices and 10 retail units share the building with homes, which carries a different tenant and service-charge profile from a purely residential tower.

PAYMENT PLAN

No source held publishes a payment plan for Ruby. The current plan and starting price are confirmed on request.

SOURCES

Binghatti — Binghatti Ruby project-facts sheet: property type, plot area (50,451 sq ft / 4,687 sq m), the building description (basement + ground + 4 podium + 2 office + 18 residential floors) and the unit mix (319 studio, 185 one-bed, 66 two-bed, 2 three-bed, 45 offices, 10 retail). This document is not among the files held for the current review — the figures are carried over from the earlier brief and could not be re-verified. No Binghatti brochure for Ruby has been recovered.
PropSearch (propsearch.ae) — Binghatti Ruby listing. Sole source for the indicative starting price of AED 695,000, the estimated Q4 2027 handover and the construction timeline. No Binghatti document held states any of the three.
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 Ruby 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 Ruby 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 Ruby, 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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