+971 58 552 7721
Connect Now
Palm Jumeirah AED 3,524/sqftDubai Maritime City AED 3,152/sqftDowntown Dubai AED 2,905/sqftDubai Islands AED 2,770/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,509/sqftDubai Marina AED 2,481/sqftDubai Hills Estate AED 2,448/sqftJumeirah Lakes Towers AED 2,306/sqftMohammed Bin Rashid City AED 2,097/sqftAl Jaddaf AED 2,049/sqftJumeirah Village Triangle AED 1,665/sqftDubai South AED 1,652/sqftArjan AED 1,584/sqftJumeirah Village Circle AED 1,491/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,524/sqftDubai Maritime City AED 3,152/sqftDowntown Dubai AED 2,905/sqftDubai Islands AED 2,770/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,509/sqftDubai Marina AED 2,481/sqftDubai Hills Estate AED 2,448/sqftJumeirah Lakes Towers AED 2,306/sqftMohammed Bin Rashid City AED 2,097/sqftAl Jaddaf AED 2,049/sqftJumeirah Village Triangle AED 1,665/sqftDubai South AED 1,652/sqftArjan AED 1,584/sqftJumeirah Village Circle AED 1,491/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO OCT 2026
Binghatti Skyrise — Business Bay — Mitchell's Commercial Real EstateOFF-PLAN

Binghatti

Binghatti Skyrise

Business Bay · Dubai

Binghatti Skyrise at Business Bay, Dubai: studio to 3-bedroom apartments across a 3,302-home, three-tower off-plan development in the centre of Business Bay.

The homesApartments & retailThe unit mix below has the detail per type.
Registered sales, median per home, DLD, 28 April 2025 to 9 October 2026AED 1,487,499Median of 1,353 sales registered with the Dubai Land Department between 28 April 2025 and 9 October 2026, at a median 465 sq ft. Offices and shops excluded, duplicates removed — a dated extract, not a live query.
Book a private briefing

Unit mix is Binghatti's own, as published in this brief. The money figures are the Dubai Land Department transaction register as at 9 October 2026 — arm's-length sales only, offices and shops excluded, duplicates removed. A dated extract, not a live query.

At a glance

Project summary

4 lines
Developer
Binghatti
Community
Business Bay, Dubai
Status
Off-plan
Unit mix
Apartments & retail

Documents

Documents

Free · no sign-up
Digital brochure20.0 MB

Download any document directly — no form, no sign-up. We keep the resources open so you can review the detail on your own terms.

Unit mix

5 types, as published in this brief.
Home typeUnitsActions
Studio2,256
One-bedroom apartment996
Two-bedroom apartment24
Three-bedroom apartment26
Shop (ground floor)31
Ask about

Unit counts as printed in Binghatti's Binghatti Skyrise brochure.

Market evidence

Registered sales

DLD registerAs at 9 Oct 2026

Independent, registered evidence — not asking prices. Every figure below is drawn from arm’s-length sales at Binghatti Skyrise recorded by the Dubai Land Department, taken from a single extract pulled on 10 Oct 2026 and covering sales registered up to 2 Oct 2026: 3,308 in all, the earliest dated 11 Jul 2024.

Median AED/sqft, last 6 months
AED 2,415
Apartments and villas, 34 sales to 2 Oct 2026
Registered sales, all time
3,308
11 Jul 2024 to 29 Sep 2026
PSF range
856 – 3,671
Low to high, AED/sqft, apartments and villas since Apr 2025
Median sale price
AED 1.49M
Apartments and villas since Apr 2025
Median AED/sqft by month, apartments and villas since Apr 2025
18 months · sale counts omitted at this scale
3,5002,000AED/sqft2,408Apr 25Jul 25Oct 25Jan 26Apr 26Aug 262,642Oct 26
By bedroom count
BedsSalesMedian sizeMedian PSFMedian price
Studio939462 sqft2,896AED 1.26M
1 BR384831 sqft2,704AED 2.30M
2 BR121,324 sqft2,887AED 3.88M
3 BR181,924 sqft2,640AED 5.45M
Off-plan first sale from the developer
2,752 AED/sqft
Median of 1,353 registered sales
100% of these sales
Most recent registered sales
12 most recent of 1,353 apartment and villa sales since Apr 2025, to 9 Oct 2026
DateBedsSize (sqft)Price (AED)AED/sqftBuilding
9 Oct 2026Studio4261,000,0002,350—
3 Oct 2026Studio4621,277,2492,762—
2 Oct 2026Studio4221,115,6252,642—
29 Sep 20261 BR7621,400,0001,836—
25 Sep 2026Studio4491,000,0002,225—
22 Sep 20261 BR8492,039,9992,403—
21 Sep 2026Studio4221,025,0002,427—
11 Sep 20261 BR8311,905,0002,293Binghatti Skyrise - TOWER A
10 Sep 20261 BR8311,625,0001,956Binghatti Skyrise - TOWER A
9 Sep 2026Studio434371,500856Binghatti Skyrise - TOWER A
1 Sep 20263 BR1,7665,294,9992,998Binghatti Skyrise - TOWER A
25 Aug 2026Studio4631,030,0002,226Binghatti Skyrise - TOWER C

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, which excludes transfer costs 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 at any count, down to a single sale; below 30 qualifying sales it is marked as a small sample, and no percentage or purchase-price seed is derived from it. The registered-sales count in the headline is every sale registered against the project over its whole history, of any property type, from the DLD transaction feed; the headline median is the last six months of apartment and villa sales only, from the same feed. The remaining figures on this page (range, quarterly and monthly series, bedroom table, recent sales) are apartments and villas since the first sale in the extract. 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. A bedroom row or quarter resting on a handful of registered sales is shown with its sale count and marked as a small sample, because a median over one or two sales describes those sales and not the market. 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`. Dates are the Dubai Land Department's own registration dates. Where a sale reaches us twice — once in DLD's bulk export and once in its daily feed — we keep the bulk record, and DLD registers on working days, so a sale agreed at a weekend carries the following working day. Source: Dubai Land Department (DLD) transaction register, via Mitchell's DLD pipeline. Data as at 9 Oct 2026; extract generated 10 Oct 2026. Past registered prices are evidence of what has been paid, not a forecast of future value.

The brief

About this project

Studio to three-bedroom apartments at Binghatti Skyrise, Business Bay

Binghatti Skyrise is a three-tower residential development by Binghatti in the centre of Business Bay. Binghatti's brochure describes a curvilinear design, with studios, one and two-bedroom apartments and a smaller number of three-bedroom homes.

The development stands on a plot of 26,933.81 sq m (289,913.12 sq ft). Across its three towers it rises over four basement levels, a ground floor, five podium levels and 48 residential floors, with two mechanical rooms and a roof above. Binghatti lists 3,302 homes: 2,256 studios, 996 one-bedroom, 24 two-bedroom and 26 three-bedroom apartments. The ground floor holds 31 shops.

Binghatti's finishes schedule for the homes includes wood veneer.

Total units
3,302 residential and 31 shops
Community
Business Bay, Dubai
Type
Studio to three-bedroom apartments in three towers, with ground-floor shops
Building
4 basements, ground floor, 5 podium levels, 48 residential floors, 2 mechanical rooms and roof, across 3 towers
Plot area
26,933.81 sq m (289,913.12 sq ft)

Per Binghatti's Binghatti Skyrise brochure.

Nearby

Binghatti's brochure places Skyrise in the centre of Business Bay and gives these travel times from the development:

Destination Travel time
Dubai Canal 2 min
Downtown Dubai and Burj Khalifa 5 min
The Dubai Mall 5 min
Dubai Opera 5 min
Dubai International Financial Centre 7 min
Dubai Design District 7 min
Coca-Cola Arena 9 min
Ras Al Khor Wildlife Sanctuary 10 min

Travel times as printed in Binghatti's Binghatti Skyrise brochure.

For a tenant who works in the centre of the city, Downtown Dubai and The Dubai Mall are five minutes away and DIFC seven.

Our Business Bay investment guide covers the wider district. Every project brief we publish in the community is listed on the Business Bay projects page.

Amenities

Binghatti's brochure lists these amenities for residents:

  • Pool deck
  • Indoor gym
  • Jogging lane
  • Artificial beach
  • Paddle and tennis court
  • Skate park

Other Binghatti developments

Other Binghatti projects in Business Bay with briefs on this site are Binghatti Aquarise, One by Binghatti, Binghatti Skyhall, Bugatti Residences by Binghatti and Burj Binghatti Jacob & Co Residences. Every Binghatti brief we publish is listed on the Binghatti projects page.

Location

Area and connectivity

DLD register

Binghatti Skyrise is in the Business Bay 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
AREA · BUSINESS BAYPROJECTBINGHATTI SKYRISENEAREST METROBusiness Bay MetroStationNEAREST MALLDubai MallNEAREST LANDMARKDowntown Dubai

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
Business Bay
Nearest metro (DLD record)
Business Bay Metro Station
Nearest mall (DLD record)
Dubai Mall
Nearest landmark (DLD record)
Downtown Dubai

Area and community are from our own project record. Each connectivity point is the nearest of its kind recorded against this project in the Dubai Land Department register, named without distance or journey time.

Connectivity points: Dubai Land Department project register. Area and community: our own project record. Neither is a survey.

Location

Binghatti Skyrise — Business Bay

Get Directions

Book a private briefing

Book Now
DLD sales data

Pricing against the market

Registered evidence · as at 9 Oct 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 10 Oct 2026. The most recent qualifying sale at Binghatti Skyrise is dated 9 Oct 2026. Medians are of AED per square foot across all unit types unless stated otherwise.

Median AED / sqft — Binghatti Skyrise against its benchmarks
Binghatti Skyrisen = 1,353 registered sales since Apr 2025
2,752AED / sqft
this project
Business BayArea median, off-plan properties · n = 3,096 sales
2,697AED / sqft
+2.0%premium

Premium and discount compare Binghatti Skyrise’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
+10.9%
median AED/sqft, 2025 Q2 → 2026 Q1 (9 months)
AED 2,382 → AED 2,641 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
2,752
AED/sqft median · n = 1,353
Resale
—
No registrations · n not reported

Only off-plan sales are on the register for this project as at 9 Oct 2026, so no off-plan-to-resale comparison can be evidenced here.

Source: Dubai Land Department (DLD) transaction register, via Mitchell's DLD pipeline. Register read 10 Oct 2026; most recent qualifying sale 9 Oct 2026. Only arm’s-length sales are counted.

Illustrative model

Scenario modeller

Set your own assumptions and see how Binghatti Skyrise behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Seeded from this page. Change it to your figure.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Seeded from tenancy evidence; edit freely.

0% holds rent flat. It may be negative.

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Your figure — we publish none. Letting fees and routine repairs.

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

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

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Gross yieldGross annual rent divided by the purchase price. Before any costs.
7.7%
Annual rent ÷ purchase price
Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price.
—
Set service charge, maintenance & management, vacancy allowance above
ROI (unlevered)Return on investment: total profit divided by total cash invested (price plus all acquisition costs). No debt in this mode.
—
Set service charge, maintenance & management, vacancy allowance above
IRRInternal rate of return: the discount rate at which the cash-flow schedule below has a net present value of zero.
—
Set service charge, maintenance & management, vacancy allowance above
Cash out, and cash back over 5 years
Cash out at t0AED 1,339,511
Cash back, years 1–5—

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 1,262,499
DLD transfer fee (4%)AED 50,500
Agency fee (2%)AED 25,250
VAT on agency fee (5%)AED 1,262
Conveyancing, trustee & adminAED 0
Total cash investedAED 1,339,511

ROI and IRR are calculated on this figure: the price plus every cost of getting the keys.

Annual operating position
Gross annual rentAED 96,800
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (462 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)
YearNet operating incomeSale proceeds, netNet cash flow
0 · today——−AED 1,339,511
1AED 96,800—AED 96,800
2AED 96,800—AED 96,800
3AED 96,800—AED 96,800
4AED 96,800—AED 96,800
5AED 96,800AED 1,235,987AED 1,332,787
Years 1–5AED 484,000AED 1,235,987AED 1,719,987
Less the year-0 outflow of AED 1,339,511 → total profitAED 380,475

Exit at year 5: illustrative sale price AED 1,262,499 less selling costs AED 26,512 = AED 1,235,987 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 977k———
−3% p.a.AED 1.08M———
0% p.a.your figureAED 1.26M———
3% p.a.AED 1.46M———
5% p.a.AED 1.61M———

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. Every column past exit price is shown as “—” until service charge, maintenance & management, vacancy allowance are set above — the schedule these figures come from assumes zero for anything unset, which is not a result we print.

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.

Context, not a forecast: the registered median AED/sqft moved 10.9% between 2025 Q2 and 2026 Q1 (9 months). Historic movement is not a guide to future prices.

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.

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, which began as a contractor before moving into development. It is vertically integrated across design, development, construction and delivery, and its buildings carry a sculptural facade language that repeats across its portfolio.

It has also built branded residences with BUGATTI, Mercedes-Benz and Jacob & Co. Its apartment buildings are concentrated in central districts, including Jumeirah Village Circle, Business Bay, Al Jaddaf and Dubai Science Park among the communities covered on this site.

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, read 8 September 2026.
Pipeline
~30m sq ft
Sellable area under development, as stated by Binghatti’s investor-relations overview, 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.

Got questions?

Get Answers!
Method & questions

Method

Figures as at 9 Oct 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.

  1. Registered salesEvery Dubai Land Department figure on this page comes from a sale that completed and was entered on the public register, so it tells you what buyers have paid. A developer’s price list tells you what the developer is asking today, which is a different measure, so asking prices, portal listings and price lists are not counted in these figures.
  2. MediansProject 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.
  3. 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.
  4. A dated snapshotThese are a snapshot, stated as at 9 Oct 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

Where is Binghatti Skyrise in Business Bay?

Binghatti Skyrise is in the centre of Business Bay, Dubai. Binghatti's brochure gives the Dubai Canal as 2 minutes away, Downtown Dubai, The Dubai Mall, Burj Khalifa and Dubai Opera as 5 minutes, the Dubai International Financial Centre and Dubai Design District as 7 minutes, Coca-Cola Arena as 9 minutes and Ras Al Khor Wildlife Sanctuary as 10 minutes.

Our Business Bay investment guide covers the wider district.

What homes are in Binghatti Skyrise?

Binghatti's brochure lists 3,302 homes across three towers: 2,256 studios, 996 one-bedroom apartments, 24 two-bedroom apartments and 26 three-bedroom apartments. There are also 31 shops on the ground floor.

How many floors does Binghatti Skyrise have?

Binghatti gives the development as four basement levels, a ground floor, five podium levels and 48 residential floors, with two mechanical rooms and a roof, across three towers. The plot is 26,933.81 sq m (289,913.12 sq ft).

What amenities does Binghatti Skyrise have?

Binghatti's brochure lists a pool deck, an indoor gym, a jogging lane, an artificial beach, a paddle and tennis court and a skate park.

Small print

Sources

Every figure on this page is traceable
  • Binghatti — Binghatti Skyrise project brochure. Source for the unit mix and totals, the plot area, the building configuration, the finishes, the amenities, the location and the travel times.
  • 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 2026-09-01. 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 Business Bay benchmark these figures are compared against is a trailing-12-month median on the same basis. A dated extract, not a live query.

Next step

Enquire about this project

Tell us what you are looking for and we’ll come back with what is actually available, at what price, and the payment terms attaching to it.

Book a private briefing
EnquireWhatsAppBook
Need help?