★ Featured OpportunityOff-planBusiness Bay

Binghatti Skyrise

Binghatti Skyrise at Business Bay: studio to 3-bedroom apartments across a 3,302-home, three-tower development in Business Bay. Off-plan; pricing on request.

DeveloperBinghatti

Entry priceOn request

Handover—

StatusOff-plan

CommunityBusiness Bay

Overview

Project brief

A THREE-TOWER RESIDENTIAL DEVELOPMENT IN THE CENTRE OF BUSINESS BAY

Binghatti Skyrise is a three-tower residential development by Binghatti in the centre of Business Bay, with a sleek, curvilinear silhouette set against the Dubai skyline. Comprising studios, one and two-bedroom apartments and a limited collection of expansive three-bedroom residences, it reflects Binghatti's sculptural design language on a large, master-planned scale.

The development sits on a plot of roughly 26,933.81 square metres (289,913.12 square feet) and rises over four basement levels, a ground floor, five podium levels and 48 residential floors, above two mechanical rooms and a roof, across three towers. It holds 3,302 residential units — 2,256 studios, 996 one-bedroom, 24 two-bedroom and 26 three-bedroom apartments — together with 31 ground-floor shops. Homes are finished in Binghatti's signature palette, including wood veneer, and served by a curated set of amenities.

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

PROJECT SUMMARY

Project	Binghatti Skyrise
Developer	Binghatti
Community	Business Bay, Dubai
Type	Studio, 1, 2 & 3-Bedroom Apartments + Ground-Floor Retail (3 towers)
Total units	3,302 residential + 31 retail
Plot area	26,933.81 sq m (289,913.12 sq ft)
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	2,256
1-Bedroom apartment	996
2-Bedroom apartment	24
3-Bedroom apartment	26
Shops (ground floor)	31

Unit counts per the Binghatti Skyrise brochure. Sizes and starting prices to be confirmed on release.

THE INVESTMENT CASE

Binghatti Skyrise is an off-plan brief: the angle below is qualitative. Where the live Dubai Land Department transaction feed for Business Bay 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: BUSINESS BAY, ON THE DUBAI WATER CANAL BESIDE DOWNTOWN DUBAI

Skyrise sits in the centre of Business Bay, a central Dubai district on the Dubai Water Canal beside Downtown Dubai. The brochure cites the Dubai Canal around 2 minutes away; Downtown Dubai, the Dubai Mall, Burj Khalifa and Dubai Opera around 5 minutes; the Dubai International Financial Centre and Dubai Design District around 7 minutes; Coca-Cola Arena around 9 minutes; and Ras Al Khor Wildlife Sanctuary around 10 minutes. Business Bay adjoins the Downtown Dubai and Burj Khalifa district, with Sheikh Zayed Road and Al Khail Road serving the wider area. The position combines a central canal-side address with genuine connectivity to the city's commercial core.

APPLICABLE STRATEGIES

Pre-handover resale — a large off-plan launch in a central Business Bay location; 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 very high proportion of studios and one-bedroom homes, minutes from Downtown and DIFC, suits both long-let and holiday-let demand; yields to be confirmed against current rental evidence.
Owner-occupation — a centrally located home in a design-led development with resort-style amenities including a pool deck, indoor gym, jogging lane, artificial beach, paddle and tennis courts and a skate park.

RISKS & WATCHPOINTS

Off-plan completion risk — the development is under construction; 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 Business Bay PSF once confirmed.
Unit-mix concentration and scale — studios and one-bedroom apartments make up the large majority of a 3,302-unit, three-tower development, which can mean a deep competing supply pool on resale and rental within the same scheme.
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 Skyrise at the time of this brief. The current plan and starting price are confirmed on request.

SOURCES

Binghatti — Binghatti Skyrise project brochure (unit mix, plot, specification, amenities, 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 (Business Bay) — live feed pending.

Investment case

HOW THIS PRICES AGAINST THE MARKET

Registered evidence · as at 27 Jul 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 30 Jul 2026. The most recent qualifying sale at Binghatti Skyrise is dated 27 Jul 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 = 1,387 registered sales since Apr 2025

2,764AED / sqft

this project

Business BayArea median, off-plan properties · n = 6,374 sales

2,820AED / sqft

−2.0%discount

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

+9.0%

median AED/sqft, 2025 Q2 → 2026 Q1 (9 months)

AED 2,387 → AED 2,602 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

2,764

AED/sqft median · n = 1,387

Resale

—

No registrations · n not reported

Only off-plan sales are on the register for this project as at 27 Jul 2026, so no off-plan-to-resale comparison can be evidenced here.

What to watch

Wide price dispersion. Registered prices run from AED 1,048 to AED 6,411 per sqft — a spread of 194% of the median, as at 27 Jul 2026. Floor, view, layout and unit size account for most of that range, so the median is not a price guide for any specific unit.
Concentrated unit mix. 69% of registered sales (952 of 1,387) are Studio units, so the overall median largely describes that layout. Evidence for the other layouts is thinner and should be read at the bedroom level.
Volatile quarterly medians. Quarterly medians have ranged between AED 2,387 and AED 3,060 per sqft since 2025 Q2 — a band of 28%. Read the series as a whole; a single quarter's print moves with unit mix as much as with price.
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 27 Jul 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 27 Jul 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 30 Jul 2026; most recent qualifying sale 27 Jul 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.

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

Purchase price

Seeded from this page — change it to your figure.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.

AED 1.35M

Price plus every acquisition cost

Illustrative exit price

AED 1.26M

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.

−AED 155k

No rent set — costs and capital only

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

Cash out at t0AED 1,345,002

Cash back, years 1–5AED 1,190,246

Cash back is below cash out on these assumptions: over the whole hold this purchase returns less than it costs. Read the sensitivity table before drawing a conclusion.

Cash required at completion

Purchase priceAED 1,258,249

DLD transfer fee (4%)AED 50,330

Agency fee (2%)AED 25,165

VAT on agency fee (5%)AED 1,258

Conveyancing, trustee & adminAED 10,000

Total cash investedAED 1,345,002

This is the ROI and IRR denominator: the price plus every cost of getting the keys, not the price alone.

No registered rental evidence for this project. 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 (8%)AED 0

Maintenance & managementAED 0

Service charge (462 sq ft at AED 18/sq ft)−AED 8,316

Net operating income−AED 8,316

Cash-flow schedule — the 5-year figures the IRR is solved from

Year	Net operating income	Sale proceeds, net	Net cash flow
0 · today	—	—	−AED 1,345,002
1	−AED 8,316	—	−AED 8,316
2	−AED 8,316	—	−AED 8,316
3	−AED 8,316	—	−AED 8,316
4	−AED 8,316	—	−AED 8,316
5	−AED 8,316	AED 1,231,826	AED 1,223,510
Years 1–5	−AED 41,580	AED 1,231,826	AED 1,190,246
Less the year-0 outflow of AED 1,345,002 → total profit			−AED 154,756

Exit at year 5: illustrative sale price AED 1,258,249 less selling costs AED 26,423 = AED 1,231,826 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.

Sensitivity — the same purchase at −5% to +5% exit growth

Exit growth	Exit price	Total profit	ROI	IRR
−5% p.a.	AED 974k	−AED 433k	—	—
−3% p.a.	AED 1.08M	−AED 329k	—	—
0% p.a.your figure	AED 1.26M	−AED 155k	—	—
3% p.a.	AED 1.46M	AED 41k	—	—
5% p.a.	AED 1.61M	AED 186k	—	—

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.

How each figure is calculated

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.

Context, not a forecast: the registered median AED/sqft moved 9.0% 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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.

Market evidence

WHAT BUYERS ARE ACTUALLY PAYING

DLD registerAs at 27 Jul 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 30 Jul 2026 and covering sales registered up to 27 Jul 2026: 1,387 in all, the earliest dated 28 Apr 2025.

Median price / sqft

AED 2,764

Registered DLD sales

Registered sales

1,387

Apr 2025 – Jul 2026

PSF range

1,048 – 6,411

Low to high, AED/sqft

Median sale price

AED 1.49M

All unit types

Median AED/sqft by month

15 months · sale counts omitted at this scale

By bedroom count

Beds	Sales	Median size	Median PSF	Median price
Studio	952	462 sqft	2,890	AED 1.26M
1 BR	389	831 sqft	2,722	AED 2.32M
2 BR	12	1,324 sqft	2,887	AED 3.88M
3 BR	19	1,989 sqft	2,644	AED 5.45M
Not stated	15	1,512 sqft	4,500	AED 6.80M

Off-plan first sale from the developer

2,764 AED/sqft

Median of 1,387 registered sales

Most recent registered sales

12 most recent of 1,387 on record, to 27 Jul 2026

Date	Beds	Size (sqft)	Price (AED)	AED/sqft
27 Jul 2026	1 BR	966	2,774,999	2,871
27 Jul 2026	1 BR	829	2,399,999	2,894
23 Jul 2026	—	1,196	5,383,350	4,500
17 Jul 2026	Studio	449	975,000	2,170
3 Jul 2026	2 BR	1,667	3,495,624	2,097
25 Jun 2026	Studio	434	975,000	2,247
24 Jun 2026	Studio	466	1,612,499	3,463
24 Jun 2026	Studio	466	1,158,124	2,487
23 Jun 2026	1 BR	831	2,544,999	3,063
23 Jun 2026	1 BR	831	2,544,999	3,063
23 Jun 2026	1 BR	849	2,027,999	2,389
17 Jun 2026	Studio	465	1,424,999	3,062

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' are counted; intra-family 'Gifts' transfers and zero-price rows are excluded. 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 27 Jul 2026; extract generated 30 Jul 2026. Past registered prices are evidence of what has been paid, not a forecast of future value.

Location

AREA, COMMUNITY & 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

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: Business Bay Metro Station
Nearest mall: Dubai Mall
Nearest landmark: Downtown Dubai

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.

Developer

Binghatti

Business Bay

Binghatti is the developer of this project in Business Bay. The figures alongside describe Mitchell’s coverage of Binghatti on this site and the registered sales behind it, not an assessment of the developer.

Browse all project briefs

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

Figures as at 27 Jul 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 27 Jul 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 Skyrise 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 Skyrise, rather than asking prices, portal listings or developer price lists. The set shown here is stated as at 27 Jul 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 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.

Next step

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