Off-planAl Jaddaf

Binghatti Starlight

Binghatti Starlight at Al Jaddaf by Binghatti: around 511 studio, 1 and 2-bedroom apartments in a 25-storey creek-side tower. Off-plan; pricing on request.

DeveloperBinghatti

Entry priceNot publishedBinghatti has not released a starting price

Median registered / sqftAED 2,049Median of 352 DLD sales, May 2025 – Sep 2026

HandoverTo be confirmedNo completion date published for this project

CommunityAl Jaddaf

Overview

Project brief

A RESIDENTIAL TOWER IN AL JADDAF, MINUTES FROM DOWNTOWN DUBAI

Binghatti Starlight is a residential tower by Binghatti in the Healthcare City Phase 2 area of Al Jaddaf, a central creek-side district minutes from Downtown Dubai. The development sits within an established Binghatti cluster, in a location that pairs a quieter creek-side setting with direct access to the city's commercial core.

The building rises 25 storeys over three basement levels and holds approximately 511 units — a mix of studios, one-bedroom and two-bedroom apartments, together with one retail unit. Amenities are given as a fitness centre, landscaped gardens and a swimming pool.

A note on sourcing. Every figure on this page is PropSearch's. The Starlight brochure supplied was image-only and yields no extractable text, and no other Binghatti document for this project is held, so nothing below has been verified against a developer document — not the storey count, not the basement levels, not the unit total, not the unit sizes, not the amenities and not the handover date. No source held states a starting price or a payment plan at all. Treat the whole page as indicative and confirm it with the developer before use.

Key information

Price, areas, mix & the masterplan

Total units: Approximately 511 (per PropSearch)
Starting price: On request (no source held states a price)
Payment plan: On request (no source held publishes a payment plan)
Expected completion: Estimated March 2026 (per PropSearch)
Community: Al Jaddaf (Healthcare City Phase 2), Dubai
Type: Studio, 1 & 2-Bedroom Apartments + Retail
Storeys: 25, over 3 basement levels (per PropSearch)

Every figure in this table is PropSearch's; the Binghatti brochure held is image-only and no other developer document for this project is held. Confirm all of it with the developer.

UNIT MIX

Studio apartmentSize431 – 451 sq ftNumber of unitsNot publishedSourcePropSearch
1-Bedroom apartmentSizeapprox. 758 sq ftNumber of unitsNot publishedSourcePropSearch
2-Bedroom apartmentSizeapprox. 1,372 sq ftNumber of unitsNot publishedSourcePropSearch
RetailSizeNot publishedNumber of units1SourcePropSearch

Unit types and sizes are PropSearch's and appear in no Binghatti document held; the approximate 511-unit total is likewise PropSearch's. No source held gives per-type unit counts or starting prices, so none are shown. Sizes and prices confirmed on request.

THE INVESTMENT CASE

Binghatti Starlight is an off-plan, standard-tier brief: the angle below is qualitative. Where the live Dubai Land Department transaction feed for Al Jaddaf is available, current pricing and PSF trends will be shown alongside — those figures are the basis for any comparison, not the estimates below.

LOCATION: AL JADDAF, ON DUBAI CREEK MINUTES FROM DOWNTOWN

Al Jaddaf is a central creek-side district with its own Metro station and direct road links across the city. It sits minutes from Downtown Dubai, Business Bay, Dubai Healthcare City and Dubai Creek, combining a quieter creek-side setting with genuine connectivity to the city's commercial and cultural core. Specific drive times were not confirmed from the source supplied for this brief.

APPLICABLE STRATEGIES

Pre-handover resale — an off-plan tower in an established Binghatti cluster; where a construction-linked plan applies, a buyer commits limited capital ahead of completion, with a potential 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, minutes from Downtown and the Metro, suits both long-let and holiday-let demand; yields to be confirmed against current rental evidence.
Owner-occupation — a centrally located, design-led home on the edge of Dubai Creek.

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 Binghatti brochure supplied is image-only and yields no extractable text, and nothing else has been recovered. The storey count, basement levels, ~511-unit total, unit sizes, amenities and the March 2026 handover estimate are all PropSearch's and appear in no Binghatti document held. No source held states a starting price or a payment plan. Confirm the whole set with the developer, and assess the entry point against live Al Jaddaf PSF.
Unit-mix concentration — studios and one-bedroom apartments make up a large share of the building, which can mean a deeper competing supply pool on resale and rental within the same tower.
Service charges — design-led, amenity-rich buildings typically carry higher service charges, which affect net yield.

PAYMENT PLAN

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

Location

AREA, COMMUNITY & CONNECTIVITY

Binghatti Starlight is in the Al Jaddaf area.

Location record

Area: Al Jaddaf

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.

Location

Binghatti Starlight — Al Jaddaf, Al Jaddaf

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Documents

Brochure, floor plans & project materials

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Digital brochure5.30 MB

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Investor brief

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HOW THIS PRICES AGAINST THE MARKET

Registered evidence · as at 8 Sep 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 12 Sep 2026. The most recent qualifying sale at Binghatti Starlight is dated 8 Sep 2026. Medians are of AED per square foot across all unit types unless stated otherwise.

Median AED / sqft — Binghatti Starlight against its benchmarks

Binghatti Starlightn = 352 registered sales since May 2025

2,049AED / sqft

this project

Al JadafArea median, off-plan properties · n = 1,295 sales

2,069AED / sqft

−1.0%discount

Premium and discount compare Binghatti Starlight’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

+16.6%

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

AED 1,631 → AED 1,902 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

2,049

AED/sqft median · n = 352

Resale

—

No registrations · n not reported

Only off-plan sales are on the register for this project as at 8 Sep 2026, so no off-plan-to-resale comparison can be evidenced here.

What to watch

Wide price dispersion. Registered prices run from AED 522 to AED 2,189 per sqft — a spread of 81% of the median, as at 8 Sep 2026. We have not measured what drives that range for this project; floor, view, layout and unit size are the usual causes and are worth checking unit by unit. The median is not a price guide for any specific unit.
Concentrated unit mix. 61% of registered sales (214 of 352) 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 1,532 and AED 2,079 per sqft since 2025 Q2 — a band of 36%. 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 8 Sep 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 8 Sep 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 12 Sep 2026; most recent qualifying sale 8 Sep 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.

Market evidence

WHAT BUYERS ARE ACTUALLY PAYING

DLD registerAs at 8 Sep 2026

Independent, registered evidence — not asking prices. Every figure below is drawn from arm’s-length sales at Binghatti Starlight recorded by the Dubai Land Department, taken from a single extract pulled on 12 Sep 2026 and covering sales registered up to 8 Sep 2026: 352 in all, the earliest dated 1 May 2025.

Median price / sqft

AED 2,049

Registered DLD sales

Registered sales

352

May 2025 – Sep 2026

PSF range

522 – 2,189

Low to high, AED/sqft

Median sale price

AED 957k

All unit types

Median AED/sqft by month

17 months · sale counts omitted at this scale

By bedroom count

Beds	Sales	Median size	Median PSF	Median price
Studio	214	446 sqft	2,088	AED 926k
1 BR	110	802 sqft	1,690	AED 1.38M
2 BR	28	1,193 sqft	1,605	AED 2.04M

Off-plan first sale from the developer

2,049 AED/sqft

Median of 352 registered sales

Most recent registered sales

12 most recent of 352 on record, to 8 Sep 2026

Date	Beds	Size (sqft)	Price (AED)	AED/sqft
8 Sep 2026	2 BR	1,191	2,000,000	1,680
26 Aug 2026	1 BR	737	960,000	1,303
3 Aug 2026	1 BR	758	1,416,000	1,868
3 Aug 2026	Studio	452	775,000	1,714
30 Jul 2026	2 BR	1,366	2,140,000	1,566
28 Jul 2026	1 BR	737	1,350,000	1,832
13 Jul 2026	2 BR	1,372	2,167,000	1,580
8 Jun 2026	2 BR	1,372	2,205,000	1,607
21 May 2026	2 BR	1,372	2,000,000	1,457
8 May 2026	Studio	448	800,000	1,785
29 Apr 2026	Studio	447	925,000	2,068
6 Apr 2026	Studio	451	600,000	1,332

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' 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 only once it has at least 30 qualifying sales. 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 8 Sep 2026; extract generated 12 Sep 2026. Past registered prices are evidence of what has been paid, not a forecast of future value.

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, with roots as a contractor before it moved into full-scale development. It is vertically integrated across design, development, construction and delivery — unusual in the Dubai market, where those functions are more often split between separate firms — and is most recognisable for a distinctive, sculptural facade language that repeats across its portfolio.

It is also the developer behind several of Dubai’s branded-residence collaborations, including projects with BUGATTI, Mercedes-Benz and Jacob & Co. Its schemes concentrate in central, well-connected districts — Jumeirah Village Circle, Business Bay, Al Jaddaf and Dubai Science Park among the communities covered on this site — typically at apartment sizes aimed at the investor and first-time-buyer end of the market rather than the luxury villa segment.

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, binghatti.com, read 8 September 2026.

Pipeline

~30m sq ft

Sellable area under development, as stated by Binghatti’s investor-relations overview, binghatti.com, 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.

Method & questions

HOW TO READ THIS PAGE

Figures as at 8 Sep 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 8 Sep 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 Starlight 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 Starlight, rather than asking prices, portal listings or developer price lists. The set shown here is stated as at 8 Sep 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 Commercial Real Estate, and how are you paid?

Mitchell’s Commercial Real Estate is the trading brand of Stephen James Mitchell, RERA-licensed broker BRN 68593.

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.

Small print

Sources, provenance & what is not published

Every figure on this page is traceable

SOURCES

Binghatti — Binghatti Starlight project brochure. Image-only: it yields no extractable text and supports no figure on this page. No other Binghatti document for Starlight has been recovered.
PropSearch (propsearch.ae) — Binghatti Starlight listing. Sole source for every figure on this page: the 25 storeys, the 3 basement levels, the approximate 511-unit total, the studio range of 431–451 sq ft, the approximate 758 sq ft one-bedroom and 1,372 sq ft two-bedroom, the single retail unit, the amenity list (fitness centre, landscaped gardens, swimming pool) and the estimated March 2026 handover. Also the source of the Al Jaddaf / Healthcare City Phase 2 location detail. No Binghatti document held states any of it.
Binghatti — corporate profile: portfolio scale (more than 100 projects, valued at more than AED 100 billion), delivery record (more than 50 projects delivered) and branded-residence collaborations, as stated on Binghatti's own investor-relations overview, https://www.binghatti.com/en/investors-relations (accessed 2026-09-08), and repeated in Binghatti's Q1 2026 financial-results release of 11 May 2026, https://www.binghatti.com/en/pr/binghatti-q1-2026-financial-results. Figures are Binghatti's own.
Verified 2026-09-08 against Binghatti’s own investor-relations overview (https://www.binghatti.com/en/investors-relations, live, accessed 2026-09-08): “Binghatti’s portfolio exceeds 100 projects with a gross value of more than AED 100 billion, including over 50 delivered developments and maintains a pipeline of approximately 30 million square feet of sellable area.” Binghatti’s Q1 2026 financial-results release of 11 May 2026 (https://www.binghatti.com/en/pr/binghatti-q1-2026-financial-results) states the same. The portfolio value on this page was changed from “nearly” to “more than AED 100 billion” on 2026-09-08, following Stephen’s ruling that a developer’s figures track that developer’s latest published wording; “nearly” was Binghatti’s own 25 March 2026 wording (https://www.binghatti.com/en/pr/binghatti-sales-delivery-update-dubai-2026), superseded twice since. The delivered-projects count is unchanged: Binghatti’s H1 2026 financial-results release of 27 July 2026 (https://www.binghatti.com/en/pr/binghatti-h1-2026-financial-results) states no portfolio or delivery total, and the “nearly 60 completed developments” wording carried by wire copies of that release appears on no Binghatti-owned page, so it is not published here.
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 2026-08-26. 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 Al Jaddaf benchmark these figures are compared against is a trailing-12-month median on the same basis. A dated extract, not a live query.

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Project brief

A RESIDENTIAL TOWER IN AL JADDAF, MINUTES FROM DOWNTOWN DUBAI

Price, areas, mix & the masterplan

UNIT MIX

THE INVESTMENT CASE

LOCATION: AL JADDAF, ON DUBAI CREEK MINUTES FROM DOWNTOWN

APPLICABLE STRATEGIES

RISKS & WATCHPOINTS

PAYMENT PLAN

AREA, COMMUNITY & CONNECTIVITY

Location

Brochure, floor plans & project materials

Want the full investor brief?

HOW THIS PRICES AGAINST THE MARKET

WHAT BUYERS ARE ACTUALLY PAYING

Binghatti

Got questions?

HOW TO READ THIS PAGE

Common questions

Sources, provenance & what is not published

SOURCES

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