A MIXED-USE TWIN TOWER WHERE THE OFFICES AND THE SHOPS ARE SOLD INDIVIDUALLY
Binghatti Spectre is a landmark 26-storey mixed-use twin tower at the northern gateway of Al Jaddaf Waterfront, set on a unified, multi-tiered podium at the junction of Dubai's historic cultural quarter and its modern business districts. It holds 966 units in total: 712 apartments, 235 offices and 19 ground-floor retail shops.
For most launches in this district the story is the apartments. Here it is not. The commercial floors at Spectre are released as individually buyable units, which puts a strata office or a single ground-floor shop within reach of a private investor at launch pricing — not a whole floor, not a shell-and-core deal negotiated after handover. That is unusual in Al Jaddaf, and it is the reason this brief carries a full office section and a full retail section alongside the residential one.
The building rises over four basement levels, a ground floor, three podium levels and 26 floors across the office and residential towers, above a mechanical level and a roof, on a plot of 11,033.25 square metres (118,760.91 square feet). Binghatti has laid the scheme out so the commercial floors and the private residential floors are deliberately separated, meeting at an expansive lifestyle deck. The facade is a crystalline glass skin used as a slate for point-source LED illumination embedded along its signature grid, so the geometry and the balconies read as lit lines at night. Interiors draw on ivory limestone, rippled and brushed stainless steel, cherry wood, pale travertine, warm metal accents, translucent stone, smoked mirror, smoked glass and a burgundy velvet ombre.
Launch prices start at AED 774,999 for a studio, the payment plan is 50/50, and completion is stated as December 2028.
PROJECT SUMMARY
| Project | Binghatti Spectre |
| Developer | Binghatti |
| Community | Al Jaddaf Waterfront, Dubai |
| Type | Residential, offices and retail — twin tower on a shared podium |
| Configuration | 4 basements + ground + 3 podium levels + 26 floors + mechanical + roof |
| Total units | 966 — 712 residential, 235 offices, 19 retail |
| Plot area | 11,033.25 sq m (118,760.91 sq ft) |
| Starting price | AED 774,999 (launch price, subject to change) |
| Payment plan | 50/50 |
| Expected completion | December 2028 |
Project facts per the Binghatti Spectre brochure; launch prices, payment plan and completion date per Binghatti's launch release of 4 September 2026.
UNIT MIX
| Unit type | Tower A | Tower B | Total |
|---|---|---|---|
| Studio | 50 | 31 | 81 |
| 1-Bedroom | 407 | 139 | 546 |
| 2-Bedroom | 49 | 33 | 82 |
| 3-Bedroom | 2 | 1 | 3 |
| Residential total | 508 | 204 | 712 |
| Offices | — | — | 235 |
| Retail shops (ground floor) | — | — | 19 |
| Total units | 966 |
The tower-by-tower split is published in the brochure's project facts and reconciles exactly to the 966-unit total quoted in Binghatti's launch release — the two documents confirm each other independently.
RESIDENTIAL UNIT SIZES
| Type | Suite | Balcony | Total area |
|---|---|---|---|
| Studio Type 01 | 297.41 sq ft (27.63 sq m) | 74.92 sq ft (6.96 sq m) | 372.32 sq ft (34.59 sq m) |
| Studio Type 02 | 349.61 sq ft (32.48 sq m) | 70.07 sq ft (6.51 sq m) | 419.68 sq ft (38.99 sq m) |
| 1-Bed Type 01 | 604.39 sq ft (56.15 sq m) | 150.48 sq ft (13.98 sq m) | 754.87 sq ft (70.13 sq m) |
| 1-Bed Type 02 | 553.16 sq ft (51.39 sq m) | 145.42 sq ft (13.51 sq m) | 698.58 sq ft (64.90 sq m) |
| 2-Bed Type 01 | 803.85 sq ft (74.68 sq m) | 208.60 sq ft (19.38 sq m) | 1,012.45 sq ft (94.06 sq m) |
| 2-Bed Type 02 | 791.26 sq ft (73.51 sq m) | 429.70 sq ft (39.92 sq m) | 1,220.95 sq ft (113.43 sq m) |
| 3-Bed Type 01 | 1,086.19 sq ft (100.91 sq m) | 372.32 sq ft (34.59 sq m) | 1,458.51 sq ft (135.50 sq m) |
| 3-Bed Type 02 | 1,374.66 sq ft (127.71 sq m) | 2,051.49 sq ft (190.59 sq m) | 3,426.15 sq ft (318.30 sq m) |
3-Bed Type 02 is the outlier in the collection: the brochure gives it a private pool, an open-to-sky terrace and a laundry, and its terrace and balcony area is larger than the internal suite. Binghatti's own disclaimer applies to every figure above — all dimensions are approximate, measured to structural elements, subject to change, and the sale and purchase agreement governs the actual unit size.
THE OFFICES — 235 UNITS
Spectre releases 235 offices, and Binghatti has published 35 individual floor plates for them. Sizes run from 597.07 square feet (55.47 square metres) to 4,017.52 square feet (373.24 square metres), with the bulk of the published plates between roughly 700 and 2,500 square feet — a size band that suits an owner-occupier professional practice, a small consultancy, or an investor buying a single lettable suite rather than a floor.
The plates are distributed across the podium and the lower tower: podium levels 2 and 3; level 1; levels 2–4; levels 2–5; levels 2–15; levels 3–15; levels 5–15; levels 5–8; level 5; and levels 6–8. Every published plate states drainage and water supply as available, which is the provision an office fit-out contractor asks for first.
The launch price published for an office is AED 1,699,999. Binghatti has not published a price per square foot for offices, and we do not calculate one from a launch price and a brochure area — the plate sizes vary by a factor of nearly seven, so a single headline rate would be meaningless as well as unsourced. Plate-specific pricing is confirmed on request.
THE RETAIL — 19 GROUND-FLOOR UNITS
The 19 ground-floor retail units are the part of this launch that most competing briefs will not cover, because the detail sits in a floor-layout document rather than the sales brochure. Sizes run from 765.10 square feet to 5,371.41 square feet. Binghatti publishes two business categories against them — F&B and Convenience/Service — and, critically for an F&B buyer, the mechanical provision for each unit.
Every unit publishes drainage and water supply as available. The F&B units additionally publish a kitchen extract duct, fresh air (FAD) provision for the kitchen, and gas — all stated as available. Clear heights run from 3.0 metres to 6.8 metres, and cooling loads from 35 kW to 200 kW. In plain terms: a restaurant operator can take a unit here without negotiating a gas supply, an extract riser or a ceiling void after the fact, and a double-height unit at 6.8 metres clear allows a mezzanine or a genuine showroom volume.
| Category | Area (sq ft) | Clear height | Cooling load |
|---|---|---|---|
| F&B | 1,079.19 | 6.8 m | 50 kW |
| F&B | 2,074.85 | 6.5 m | 80 kW |
| F&B | 2,155.04 | 6.5 m | 80 kW |
| Convenience/Service | 944.64 | 6.5 m | 35 kW |
| F&B | 1,388.25 | 3.0 m | 60 kW |
| Convenience/Service | 1,156.44 | 3.0 m | 40 kW |
| Convenience/Service | 1,399.66 | 3.0 m | 40 kW |
| F&B | 2,295.83 | 3.0 m | 90 kW |
| Convenience/Service | 1,960.22 | 3.0 m | 50 kW |
| F&B | 2,215.54 | 3.0 m | 90 kW |
| F&B | 2,433.50 | 3.0 m | 90 kW |
| F&B | 5,371.41 | 3.0 m | 200 kW |
| F&B | 3,289.24 | 6.05 m | 120 kW |
| F&B | 1,606.08 | 4.8 m | 70 kW |
| F&B | 2,889.46 | 4.3 m | 100 kW |
| F&B | 3,811.39 | 4.3 m | 120 kW |
| Convenience/Service | 765.10 | 4.3 m | 35 kW |
| F&B | 3,411.73 | 3.85 m | 120 kW |
| F&B | 4,254.54 | 3.85 m | 180 kW |
All 19 published units, in the order the retail floor layout gives them. The document numbers them in two sets and does not state which block or level each set sits in, so no unit numbers are reproduced here; unit identification is confirmed against the layout on request.
The launch price published for a retail unit is AED 2,867,999. As with the offices, no price per square foot is published and none is calculated here — the units differ in size by a factor of seven.
LAUNCH PRICING
| Unit | Launch price (AED) |
|---|---|
| Studio | 774,999 |
| 1-Bedroom | 1,199,999 |
| 1-Bedroom Royal Suite | 1,499,999 |
| 2-Bedroom | 1,949,999 |
| 2-Bedroom Royal Suite | 2,399,999 |
| 3-Bedroom | 3,099,999 |
| 3-Bedroom Royal Suite | 3,499,999 |
| Office | 1,699,999 |
| Retail | 2,867,999 |
Launch prices as released by Binghatti on 4 September 2026. They are launch prices and may be subject to change; availability at any given price is confirmed at the point of booking.
THE INVESTMENT CASE
Binghatti Spectre is an off-plan brief, so most of the angle below is qualitative. Nothing has been sold in the building yet and the Dubai Land Department holds no unit sale for it. What the register does hold is the land the tower will stand on, and the wider Al Jaddaf market it will sell into. Both are set out first, and those figures — not the narrative that follows them — are the basis for any comparison.
THE SITE IS BOUGHT AND REGISTERED — AED 500 MILLION, 22 JANUARY 2026
Before anything else, an off-plan buyer is carrying the risk that the developer does not yet control the land it is selling. At Spectre that question is answerable from the government record rather than from the brochure. The Dubai Land Department registered the site acquisition on 22 January 2026: a freehold commercial land sale at Jaddaf Waterfront for AED 500,000,000, with a mortgage of AED 432,000,000 registered against the same plot on the same day.
The registered plot area is what makes this more than a headline. The Land Department records the plot at 118,760.8 square feet. Binghatti's brochure states 118,760.91 square feet. Two independent sources — one of them government-held, and dated seven months before the launch release — agree to within a tenth of a square foot. Very little else in an off-plan brief is corroborated that precisely.
One clarification, because the figure is large enough to be misread: the AED 500,000,000 is the price of the land. It is not a unit price and it does not imply one. No unit in Binghatti Spectre has been sold or registered — the register holds the plot, and nothing built on it.
Land sale, mortgage registration and registered plot area measured against our DLD transaction data as at 3 September 2026.
WHAT AL JADDAF IS TRADING AT — REGISTERED EVIDENCE, TWELVE MONTHS TO 3 SEPTEMBER 2026
Spectre has no transaction record of its own, so the honest comparison is the district it is selling into. Every figure below is a median of registered Dubai Land Department transactions over the twelve months to 3 September 2026, and each carries the number of sales it is built on.
Al Jaddaf, all registered sales — AED 2,045 per square foot, across 1,602 transactions. This is the area figure our own market data publishes, and it is the one to hold a Spectre unit against.
Apartments — off-plan and completed stock, priced separately. Off-plan apartment sales in Al Jaddaf ran at a median of AED 2,082 per square foot on 1,841 sales; existing, completed apartments ran at AED 1,775 per square foot on 336 sales. Spectre is off-plan, so AED 2,082 on 1,841 sales is the relevant comparison.
Offices — AED 2,300 per square foot, on 52 registered office sales. Fifty-two sales in a full year is a thin market, and that is as much the finding as the rate is. We publish the median and nothing further: no mean and no trend, because a sample of 52 will not carry one.
Retail — 26 registered sales in twelve months, and no price per square foot published here. Twenty-six transactions is too few to state a median that anyone should price against, so we state the count and stop. Retail pricing at Spectre is assessed unit by unit against its own size, clear height and MEP provision.
Measured against our DLD transaction data as at 3 September 2026. Our transaction record begins on 28 April 2025, so each of the above is a twelve-month window inside it; no longer history is implied.
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. Founded in 2008 with roots as a contractor before moving into full-scale development, it is vertically integrated across design, development, construction and delivery. According to Binghatti, its portfolio now exceeds 100 projects valued at nearly AED 100 billion, with more than 50 projects delivered to date and a pipeline of approximately 30 million square feet of sellable area. For investors, that scale and an active delivery pipeline provide a measure of confidence at the off-plan stage.
LOCATION: AL JADDAF WATERFRONT, ON DUBAI CREEK BETWEEN THE CULTURAL QUARTER AND THE BUSINESS DISTRICTS
Spectre sits at the northern gateway of Al Jaddaf Waterfront. The brochure places it a short walk from both Al Jaddaf Metro Station and Creek Metro Station, with immediate ramp access onto Al Khail Road (E44) at the D68 intersection; a further Etihad Rail connection is planned for Al Jaddaf, and is planned rather than operating today. Dubai Festival City, The Dubai Mall, the Mohammed bin Rashid Library, Dubai Creek, Ras Al Khor, Dubai Design District, the Business Bay Bridge, Dubai International Airport, the Grand Hyatt Dubai and Jaddaf Waterfront Park are all in the immediate orbit.
Orientation matters here more than it usually does, because the surrounding areas are low-rise: the brochure describes a permanently open, breezy aspect, with east and south-east views over the Mohammed bin Rashid Library, Dubai Creek and the Festival City skyline, and north and north-west views over Za'abeel toward Downtown Dubai, the Burj Khalifa and Dubai Creek Harbour. Residents are served by a dedicated amenity deck carrying more than 20 wellness and leisure facilities, including adults' and children's pools, fitness facilities, a yoga and aerobics platform, a paddle tennis court, a 90-metre sprint and jogging lane, an open lawn, children's play areas, lounge and social nooks, and activity tables.
APPLICABLE STRATEGIES
- Commercial buy-to-let, offices — a 597 to 4,017 square foot strata suite bought at launch in a building with metro access on two lines and direct Al Khail Road ramps. For an owner-occupier practice it removes a landlord from the equation; for an investor it is one of very few routes into a new-build strata office in this district. Rents and exit values should be tested against live evidence, not against the launch price.
- F&B or convenience retail, ground floor — the MEP provision is the point. Gas, kitchen extract and FAD published as available, clear heights to 6.8 metres and cooling loads to 200 kW mean a restaurant operator can trade without a retrofit fight, in a podium serving 712 homes and 235 offices in the same building.
- Pre-handover resale, residential — a 50/50 plan means half the price is committed before completion, with an exit route in principle before handover. Any premium depends on the market in 2028, and on how much of the building is competing with you.
- Buy-and-hold for rental — studios from AED 774,999 and one-bedrooms from AED 1,199,999, minutes from Downtown and two metro stations, suit long-let demand. Yields must be confirmed against current Al Jaddaf rental evidence.
RISKS & WATCHPOINTS
- Off-plan completion risk to December 2028 — the building does not exist yet. Timelines can move, and the return depends on the market at handover, not today's.
- A very heavy one-bedroom concentration — 546 of the 712 homes are one-bedroom apartments, 407 of them in Tower A alone. On resale and on rental you are competing with hundreds of near-identical units in your own building, which is the single most important thing to understand before buying a one-bedroom here.
- 235 offices is a large single-building office supply in a district that is not a proven office market — Al Jaddaf is established residentially, not as an office destination. Spectre would deliver 235 strata offices into it at once. The register gives that a scale: 52 offices changed hands across the whole of Al Jaddaf in the twelve months to 3 September 2026, so Spectre alone would add 235 units into a district whose registered office turnover ran at 52 sales that year. Occupier demand at the rents needed to support the launch price is unproven, and letting a strata suite in an untested office location can take longer and cost more in incentives than a residential let.
- Service charges are not published — no figure has been issued for the residential, office or retail components. Amenity-rich mixed-use buildings with a shared podium typically carry higher charges, and they come straight off net yield. Treat any yield calculation as gross until the charge is published.
- Launch pricing is subject to change — the price list is a launch release, not a fixed schedule. Payment plans for the seven unit types other than studio and one-bedroom have not been published, and no unit-by-unit availability or floor-by-floor price list exists.
- No published price per square foot — Binghatti has issued none, and this brief does not invent one. Comparison against Al Jaddaf PSF should be made on a specific unit at its actual price and area.
PAYMENT PLAN
The plan is 50/50: half the price across the construction period, half on completion. The instalment schedule below is the one Binghatti documents for the one-bedroom release.
| Stage | Payment | Due |
|---|---|---|
| Down payment | 10% | 30 September 2026 |
| Monthly instalments | 0.5% each month | Monthly, through construction |
| Instalment | 5% | 31 December 2026 |
| Instalment | 5% | 30 June 2027 |
| Instalment | 10% | 31 December 2027 |
| Instalment | 5% | 30 June 2028 |
| Instalment | 5% | 31 October 2028 |
| Final payment | 50% | On completion |
The monthly instalments and the dated stages together account for the 50% payable before handover; the remaining 50% falls due on completion. Schedules for the other seven unit types were not published with the launch and are confirmed on request. Dubai Land Department registration fees and any administrative charges are payable in addition to the purchase price.
SOURCES
- Binghatti — Binghatti Spectre digital brochure (project facts: configuration, plot area, tower-by-tower unit mix, residential unit areas, materials, facade, amenity deck, location and views).
- Binghatti — Binghatti Spectre office floor layout (35 published office plates: areas, level bands, drainage and water supply provision).
- Binghatti — Binghatti Spectre retail floor layout (19 ground-floor units: areas, business category, clear heights, cooling loads, and the kitchen extract, FAD and gas provision).
- Binghatti — Binghatti Spectre limited-time price and payment plan offer (the documented instalment schedule).
- Binghatti — launch release supplied to Mitchell's, 4 September 2026 (launch price list, the 50/50 payment plan, the 966-unit total and the December 2028 completion date).
- Binghatti — corporate profile: portfolio scale (more than 100 projects, valued at nearly AED 100 billion), delivery record (more than 50 projects delivered) and branded-residence collaborations, as stated in the developer's 2026 Binghatti Spectre brochure. Figures are Binghatti's own; specifics vary between brochures.
- Dubai Land Department transaction register, via Mitchell's DLD pipeline, measured as at 3 September 2026 — the 22 January 2026 land sale and same-day mortgage registration against the Jaddaf Waterfront plot, the registered plot area, and the Al Jaddaf area, apartment, office and retail figures quoted above. The register holds no unit-level sale for Binghatti Spectre; the building is not yet trading. Our transaction record begins on 28 April 2025.
- Dubai Land Department project register — Binghatti Spectre is absent from our project-register snapshot, dated 15 June 2026.
