Binghatti Hills Dubai Science Park Dubai

Binghatti Hills is Binghatti Developers' largest single project: 1,666 homes and 21 shops in one twin-tower building in Dubai Science Park, the Al Barsha South district between Arjan and Dubai Hills Estate. It launched in April 2024 with studios, 1 BHK and 2 BHK apartments over 41 residential floors on a three-level podium, behind a wave-shaped facade the developer sells as a hillside in the city.

The source listing and the developer's page both price it from AED 777,777 (about Rs 2.00 crore) on a 70/30 payment plan with 20% down. Read the handover date carefully: the launch material said Q2 2026, which has passed with no delivery announced; brokers now print Q4 2026 and Property Finder's record shows 15 April 2027, so we treat it as under construction with handover due between late 2026 and mid-2027. Every UAE project we track is on the Dubai section.

At a glance

Price and unit pricing

The developer's launch figure is AED 777,777 for a studio, and the source listing prints the same number. Bayut's sales data shows what units actually change hands for; asking prices there run AED 700,000 to 1.3 million for studios and AED 1.099 to 2.9 million for one-bedrooms (from about AED 1,465 per sq ft).

Two things stand out. The AED 777,777 headline is the smallest studio on a low floor; the average studio sale is about AED 200,000 above it. And the rate is high for the district: a 2026 investor guide puts Dubai Science Park studios at AED 450,000 to 695,000 and one-bedrooms at AED 680,000 to 1.5 million on the open market. You pay for a new building, pool balconies and a brand. The 2 BHK at about AED 1,430 per sq ft is the best value in the table.

Payment plan and total cost

Most sources print 70/30: 20% on booking, 50% through construction, 30% at handover. A few brokers print 60/40 and one prints 50/50; the sale and purchase agreement settles it. With handover close, the construction instalments will fall in a short window, so check the dates, not just the percentages. Our guide to Dubai payment plans explains the splits.

On top of the price: a 4% DLD transfer fee, AED 40 for Oqood registration and a trustee fee of about AED 4,000 plus VAT; through a broker, add 2% commission plus VAT (about AED 15,556 here). Worked on the studio at the launch price:

One broker page quotes service charges at AED 15 per sq ft a year: about AED 6,700 on a 446 sq ft studio, the top of the district's AED 9 to 15 band. Get the estimate in writing; it sets your net yield.

Location and connectivity

Dubai Science Park is a TECOM free-zone district in Al Barsha South, built around laboratories, pharmaceutical offices and clinics, with a growing residential edge. It is reached from Umm Suqeim Street, with Sheikh Mohammed Bin Zayed Road and Al Khail Road close by. Area guides put Dubai Mall at about 18 minutes, Mall of the Emirates at 20 to 25, Downtown at 23 to 25, Dubai International Airport at about 24 and Al Maktoum International at about 31, all off-peak; Umm Suqeim Street is slow at rush hour.

There is no metro station in the district; the nearest is Mall of the Emirates, and bus F36 runs from there. Next door is Arjan, home to Dubai Miracle Garden and a dense cluster of mid-market towers; our guide to apartments in Arjan is the closest price comparison. Dubai Hills Estate, with its mall and park, is on the other side. The district is still filling in: Binghatti alone has Hillside and Hillviews under way nearby.

Amenities and specifications

The developer lists an infinity pool, a children's pool, a private pool with jacuzzi, a mini amphitheatre, a gym and spa, sports courts, zen gardens and sky gardens on the podium. Marketing also refers to a private beach, which on a podium means a sand-edged lagoon pool, not a shoreline. Selected units have a plunge pool on the balcony, and 21 ground-floor shops will cover daily needs once let. With 1,666 homes on one podium, the pool deck will be shared by 3,000 or more residents. Unit finishes, appliances and parking are not itemised by any source we found. Final as per the SPA.

About the developer

Binghatti Developers is a Dubai company founded in 2008, now under Binghatti Holding, known for angular facades and lately for branded towers: Bugatti Residences, Mercedes-Benz Places and the Burj Binghatti Jacob & Co Residences. Its projects are on the Binghatti Dubai page; this batch also covers Binghatti Haven in Sports City and Binghatti Aquarise in Business Bay.

The record is one of scale. Binghatti reported 11,935 units sold and seven project handovers in 2025, which it says was more than 20% of all new project completions in Dubai that year. Binghatti Holding's 2025 results showed revenue of AED 12 billion and net profit of AED 4 billion, up 96%; for 2026 it planned 15 deliveries and reported about 1,700 homes handed over in the first half. The other side of scale is timing: this project's own Q2 2026 date has passed. The company delivers; it does not always deliver on the launch quarter.

For Indian buyers

Dubai Science Park is freehold, so an Indian citizen can own here outright with a title deed from the Dubai Land Department, and the UAE has no annual property tax. Our guide to buying Dubai property from India covers the paperwork. Under the Liberalised Remittance Scheme each person can send USD 250,000 a financial year. The studio at AED 777,777 is about USD 212,000 all in, so one buyer can fund it inside one year's allowance; a one-bedroom at the AED 1.54 million average sale is about USD 419,000 and is easier to buy jointly with a spouse. TCS applies on remittances above the threshold and is set off against your Indian tax.

The Golden Visa threshold is AED 2 million. A studio or a typical one-bedroom does not reach it alone; a 2 BHK at AED 2.23 million does, and the DLD accepts several properties in one name that add up to AED 2 million. On yield, the district runs about 6.6% gross, net about 1 to 1.5 points lower; at that rate the AED 777,777 studio earns about AED 51,000 a year before costs, and this building's higher sale prices pull its yield below the district figure (see Dubai rental yields by area). Rent from Dubai is taxable in India for a resident with the standard 30% deduction, and a sale is a capital gain in India; the UAE charges neither.

Pros

• Entry at AED 777,777 with 20% down on a 70/30 plan, from a developer that closed seven handovers in 2025
• Handover is close: a title deed within 3 to 9 months rather than 3 years
• District service charges of AED 9 to 15 per sq ft are below the Dubai mid-market average, and 6.6% gross is a sound district yield
• 852 studios in a well-known building make a liquid resale market; Bayut already shows sales above the launch price
• About 20 minutes to Dubai Mall, Mall of the Emirates and the airport
• The 2 BHK at about AED 1,430 per sq ft is priced below the studios and clears the Golden Visa line on one purchase

Cons

• The Q2 2026 launch date has passed without a delivery announcement; brokers say Q4 2026, Property Finder April 2027
• 1,666 homes in one building means many similar studios hitting the rental market in the same quarter; expect soft rents in year one
• At about AED 1,745 per sq ft the studio is well above the district's open-market band
• Three payment plans are in circulation, and the DLD project number and escrow bank are not in any public source we found
• No metro in the district, and Umm Suqeim Street is a rush-hour bottleneck
• Binghatti is building Hillside and Hillviews nearby, so supply from the same developer keeps coming

Who this is for

• Yield buyers who want a near-complete unit under AED 1 million and can stomach a slow first year
• A first Dubai purchase that fits inside one person's LRS allowance
• Buyers who want a 2 BHK in a new tower at a rate below the studios, with Golden Visa eligibility on one title
• Investors who know Binghatti's product and accept its timing record

Who should look elsewhere

• Anyone who needs the handover date in writing before committing: the sources do not agree
• Buyers hunting the cheapest AED per sq ft in the district; older stock nearby is far cheaper
• End users who want a quiet building; 1,666 homes on one podium is a busy address
• Anyone counting on the private beach as more than a shared podium pool

Our verdict

Binghatti Hills is a volume product from a volume developer: 1,666 homes priced at a premium to the district and sold on a brand, a facade and pool balconies. It is close to done, the plan asks only 20% up front, and the district's yield and service-charge numbers are among the friendlier in mid-market Dubai. The caution is the date: Q2 2026 came and went, so treat Q4 2026 as hopeful and April 2027 as realistic until the DLD record shows a completion percentage you can check. Verify the project number and escrow account on the Dubai REST app before you pay, get the instalment dates, and prefer the 2 BHK or a higher-floor studio if resale is the aim. What the same money buys elsewhere is on the projects page; our note on buying off-plan in Dubai is the checklist for the sales office.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the starting price at Binghatti Hills?

The developer's launch price is AED 777,777 (about Rs 2.00 crore) for a studio of about 446 sq ft; the source listing prints the same figure and some brokers print AED 775,000 or 800,000. Bayut's data shows studios have sold at an average of AED 976,425 and one-bedrooms at AED 1,538,278, so the headline is the smallest unit on a low floor.

What is the payment plan?

Most sources print 70/30: 20% on booking, 50% during construction and 30% on handover; a few brokers print 60/40 or 50/50. On the AED 777,777 studio the booking is AED 155,555, about Rs 40 lakh. The SPA settles the schedule.

When is handover?

The launch material said Q2 2026, which has passed with no delivery announced. Most brokers now print Q4 2026 and Property Finder's record shows 15 April 2027, so we treat handover as due between late 2026 and mid-2027. Check the construction percentage on the Dubai REST app before you buy.

Is Binghatti Hills registered with the DLD, and what is the project number?

It is an off-plan Dubai project sold through the DLD's Oqood system with an escrow account, as the law requires, but none of the sources we checked prints the project number or the escrow bank. Ask the sales office for both and confirm them on the Dubai REST app before paying a booking amount.

What are the buying fees?

A 4% DLD transfer fee, AED 40 for Oqood registration and about AED 4,000 plus VAT for the registration trustee. On the AED 777,777 studio that is about AED 35,150, taking the total to about AED 812,930 (about Rs 2.09 crore). Add 2% plus VAT if you buy through a broker.

Does it qualify for a Golden Visa?

Not on a studio or a typical one-bedroom. The threshold is AED 2 million of property, so a 2 BHK at about AED 2.23 million qualifies on one purchase, and the DLD accepts several properties in the same name that add up to AED 2 million.

What rent and yield can I expect?

Dubai Science Park runs about 6.6% gross on portal listings, net around 1 to 1.5 points lower. District rents average AED 91,000 a year for a typical 780 sq ft unit; a 446 sq ft studio lets for less, roughly AED 51,000 a year at 6.6% on the launch price. With 852 studios arriving at once, budget for a slow first year.

What is the service charge?

One broker page quotes AED 15 per sq ft a year, the top of the AED 9 to 15 band reported for Dubai Science Park: about AED 6,700 a year on a 446 sq ft studio. It is not yet confirmed by the owners' association, so ask for the estimate in writing.

Can an Indian citizen buy at Binghatti Hills?

Yes. Dubai Science Park is freehold and open to all nationalities, with the title deed issued by the Dubai Land Department. The studio at AED 777,777 is about USD 212,000, so one person's LRS allowance of USD 250,000 a year covers it. Rent is taxable in India for a resident, with the standard 30% deduction.

For the current availability list, the exact instalment dates and the construction status on record, talk to Realty Hunting.

Compare with other Dubai projects

More by Binghatti Developers: Binghatti Aquarise (from AED 1.15 M, handover 2027) and Burj Binghatti Jacob & Co Residences (from AED 8.4 M, handover 2027).

A similar budget elsewhere in Dubai: Concept 7 Residences (from AED 784 K, ready), Aqua O Ten (from AED 766.89 K, ready) and Weybridge Gardens 5 (from AED 756.78 K, handover 2027).

Read next: Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Property in Dubai Under AED 1 Million: What It Buys. Every Dubai project we track is listed on the Dubai section.