Binghatti Royale Jumeirah Village Circle Dubai

Binghatti Royale, also marketed as Royale by Binghatti, is a circular 47-floor tower in Jumeirah Village Circle, District 18, on the edge of JVC that overlooks Al Khail Road. Binghatti Developers launched it in September 2024 with 354 apartments - one, two and three bedrooms, no studios - and 16 shops at ground level. Homes run from about 806 to 2,166 sq ft.

The building is complete. Binghatti put handover in Q4 2025, and finished units now trade on the resale market: one-bedrooms are asked from AED 1.4 M (about Rs 3.60 crore) and rent for about AED 105,000 to 140,000 a year. The launch list started at AED 1,099,999, so this page shows both and explains the gap. Binghatti has ten other JVC towers in today's set; what Royale has of its own is the round plan, the Al Khail Road edge, private-pool suites and a one-bedroom that starts above 800 sq ft.

At a glance

Price and unit pricing

The source listing prints no price for Royale. Because the building is finished and Binghatti's launch release sold through, we print the lowest current resale ask, AED 1,400,000, seen in portal listings on 1 October. That is an ask, not a sale price. The DLD transaction record for the building, on the Dubai REST app, settles what units have actually changed hands for.

Two other figures circulate. Broker pages still advertise "from AED 1,099,999"; that is the September 2024 launch price and no longer buys anything. A search snippet of Binghatti's own property search shows one-bedrooms from AED 1,962,499, which may be units the developer kept back; we could not open the page to see which plan it is. Ask Binghatti directly before treating it as a current list.

Against JVC

Ready JVC apartments averaged about AED 1,337 per sq ft on the figure our Binghatti Phantom page uses. The AED 1.4 M one-bedroom here is about AED 1,737, roughly 30% above that, and the top asks are well over 50% above it. Every one of the Binghatti Royale 1 bedroom, 2 bedroom and 3 bedroom asks above is worth testing against the building's recent DLD sales before you offer.

Payment plan and total cost

Royale is a ready building, so there is no developer payment plan for a resale buyer: you pay the full price at transfer, from your own funds or with a UAE mortgage. Launch buyers paid on 20/50/30 - 20% on booking, 50% during construction and 30% at handover. A seller who bought on a post-handover arrangement may still owe Binghatti; the developer's clearance comes before the transfer.

Worked example: a AED 1,400,000 one-bedroom bought ready

A UAE mortgage for a non-resident usually lends up to about 50% to 60% of value, so plan on paying at least AED 560,000 to 700,000 plus fees in cash.

Service charge. One broker page quotes about AED 14 per sq ft a year, another AED 10 to 15. On 806 sq ft, AED 14 is about AED 11,300 a year. That is a quote, not an approved budget; the DLD service-charge index on the Dubai REST app will show the registered figure. A new tower with an infinity pool, courts and pool suites usually sits at the upper end of JVC's range.

Location and connectivity

The Binghatti Royale address is Jumeirah Village Circle, District 18, on the side of the circle that overlooks Al Khail Road. That frontage is the location advantage: Al Khail Road runs straight to Al Quoz, Business Bay and Downtown, about 20 minutes away outside the peak. The other side of JVC connects through Hessa Street to Sheikh Zayed Road, Dubai Marina and JBR, about 15 minutes away.

Circle Mall, JVC's main shopping centre, is a few minutes' drive inside the community. Mall of the Emirates and the nearest Red Line metro stations are about 15 minutes by car; JVC has no metro of its own, so most residents drive. Dubai International Airport (DXB) is about 25 to 30 minutes away and Al Maktoum (DWC) about 30.

Binghatti Royale JVC is one of many Binghatti buildings in the circle. Binghatti Phantom sits in District 17, and Binghatti's other JVC towers are on our Binghatti projects page. For the wider choice, see JVC projects, all Dubai projects we track or the full projects list.

Amenities and specifications

The Binghatti Royale amenities quoted by Binghatti are an infinity pool, a kids' pool, private pools in selected suites, an outdoor gym, a multi-purpose lawn, padel and tennis courts, a juice bar, outdoor dining and landscaped areas. The Binghatti Royale pool suites are the feature most JVC towers do not offer; check whether the unit you are shown is one, as they ask more.

Units run one to three bedrooms: one-bedrooms of about 806 to 928 sq ft, two-bedrooms of about 1,615 to 1,622 sq ft and three-bedrooms of about 2,099 to 2,166 sq ft. For the Binghatti Royale floor plan, ask the seller or Binghatti for the plan of the exact unit with its title deed area; broker plans are drawn from the launch brochure and may not match what was built.

Binghatti Royale photos and the brochure are on Binghatti's own project page; look for the round tower and its patterned facade. The sources do not publish the finish schedule, appliance brands, cooling arrangement or parking per unit, so check them in person.

About the developer

Binghatti Developers is the Dubai arm of Binghatti Holding, founded in 2008 and chaired by Muhammad BinGhatti. It designs and builds its own towers, which is why its timelines are short. Royale went from launch in September 2024 to completion in about a year, and its District 17 neighbour Phantom took 19 months from start to finish.

Binghatti had delivered about 12,000 homes before 2024 and reports more than 80 projects delivered or under way. JVC is where it builds most: Phantom, Phoenix, Tulip, House and others.

On Binghatti Royale reviews: we found no set of verified resident reviews. Owners' comments on Binghatti buildings tend to praise the design and speed and question finish details, so inspect the unit, ask for the snagging record and ask the owners' association how the building is run.

For Indian buyers

Ownership. JVC is freehold for foreign buyers. On a ready resale the DLD issues the title deed in your name at transfer. The UAE has no annual property tax and no VAT on a residential sale; the main government cost is the 4% DLD transfer fee, AED 56,000 at AED 1.4 M.

Remittance. The Liberalised Remittance Scheme lets each person send USD 250,000 per financial year. The one-bedroom with costs is about AED 1.49 M, roughly USD 405,800, so one buyer cannot fund it in one year; a couple's combined USD 500,000 can. TCS of 20% above Rs 10 lakh a year is adjusted against your income tax.

Golden Visa. The property route needs AED 2 million. A one-bedroom at AED 1.4 M to 1.98 M falls short; a two-bedroom at about AED 2.4 M clears it on the title deed value.

Rent and tax. Binghatti Royale rent for a one-bedroom runs about AED 105,000 to 140,000 a year on current listings: about 7.5% to 10% gross on AED 1.4 M, before the service charge and management. The UAE does not tax the rent; an Indian tax resident declares it in India, with the 30% standard deduction, and reports the flat as a foreign asset.

Pros

• Complete and rented: no construction or handover risk, and you can inspect the actual unit
• No studios; the smallest home is a one-bedroom of about 806 sq ft, larger than most JVC one-bedrooms
• Gross rent of about AED 105,000 - 140,000 on a AED 1.4 M one-bedroom is about 7.5% - 10%
• Al Khail Road frontage makes Business Bay and Downtown a straight run
• Private-pool suites and padel and tennis courts are rare in a JVC tower

Cons

• Resale one-bedrooms near AED 1,740 per sq ft cost well over JVC's ready average of about AED 1,337
• Asks run from AED 1.4 M to almost AED 2 M for similar one-bedrooms; the cheap ones go first
• 354 homes plus many neighbouring Binghatti towers mean heavy competition for tenants and buyers
• Service charge of about AED 14 per sq ft is quoted by one broker page, not by an owners' association budget
• No DLD project number printed; floor count differs between sources (47 or 37 residential)

Who this is for

• Investors who want a ready, rentable one-bedroom in JVC with rent starting now
• End users who want a larger one-bedroom than JVC's usual 650 - 750 sq ft
• Couples funding up to about USD 500,000 through the LRS
• Golden Visa buyers taking a two-bedroom at AED 2 M or more

Who should look elsewhere

• Price-per-foot buyers: older JVC towers ask far less
• Anyone wanting a developer payment plan; this is a ready building
• Buyers who want a quiet low-rise; this is a 47-floor tower on Al Khail Road
• Investors counting on short-stay income before checking the building's holiday-home rules

Our verdict

Royale is a finished Binghatti tower, so the questions are price and rent, not delivery. The one-bedrooms are larger than JVC's norm at about 806 sq ft and up, and they rent for AED 105,000 to 140,000, which keeps the gross yield above 7% even at a AED 1.5 M ask. The weak point is price per foot: AED 1,400,000 is about AED 1,740 per sq ft, roughly 30% above JVC's ready average, and asks for near-identical units stretch to almost AED 2 M. The launch buyers paid AED 1,099,999, so sellers have room to negotiate. Against Phantom next door in District 17, Royale offers road frontage and pool suites; Phantom offers the lower launch base.

Worth buying as a ready rental if you can get a one-bedroom at or near AED 1.4 M and the rent history of the unit supports AED 110,000 or more. Do not pay the top of the ask range for a standard one-bedroom; that money buys a bigger unit in an older JVC tower. Check the service-charge budget and any balance owed to Binghatti before transfer.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

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 do Binghatti Royale apartments for sale cost?

Resale one-bedrooms of about 806 - 928 sq ft are asked from AED 1,400,000 (about Rs 3.60 crore) to about AED 1,975,000, with a median near AED 1.5 M. A two-bedroom of 1,622 sq ft was asked at AED 2,399,999. The 2024 launch list started at AED 1,099,999 for a one-bedroom, AED 2,299,999 for a two-bedroom and AED 2,699,999 for a three-bedroom.

What is the Binghatti Royale completion date?

Binghatti gave handover as early in the second half of 2025 at launch and Q4 2025 on its project page. The building is now complete, with finished units for sale and for rent. Broker pages that still show 2026 are out of date.

Binghatti Royale vs Binghatti Phantom: which is the better buy?

Both are Binghatti towers in JVC with 354 homes and no studios. Phantom is in District 17, 44 storeys, finished in October 2025, with one-bedrooms from 794 sq ft launched at AED 999,999. Royale is in District 18, 47 floors, round in plan, on Al Khail Road, with one-bedrooms from about 806 sq ft launched at AED 1,099,999 and private-pool suites. Compare resale asks per sq ft unit by unit: Phantom launched cheaper, Royale has the road frontage and the pool suites.

What is the Binghatti Royale service charge?

One broker page quotes about AED 14 per sq ft a year, another AED 10 to 15. On an 806 sq ft one-bedroom, AED 14 is about AED 11,300 a year. The DLD service-charge index on the Dubai REST app shows the approved budget once it is registered.

What rent does a Binghatti Royale 1 bedroom earn, and is Airbnb allowed?

One-bedrooms are listed for rent at about AED 105,000 to 140,000 a year, about 7.5% to 10% gross on AED 1.4 M. No source settles Airbnb use: short stays need a holiday-home permit from Dubai's Department of Economy and Tourism and must fit the building's rules, so ask the owners' association first.

What is the Binghatti Royale address?

Jumeirah Village Circle, District 18, Dubai, overlooking Al Khail Road. Circle Mall is a few minutes' drive and Dubai Marina about 15 minutes.

Does Binghatti Royale qualify for the UAE Golden Visa?

A one-bedroom at AED 1.4 to 1.98 M does not; the property route needs AED 2 M. A two-bedroom at about AED 2.4 M or a three-bedroom clears it on the title deed value.

Can an Indian buyer own an apartment here?

Yes. JVC is freehold for foreign buyers and the DLD issues the title deed in your name on transfer. The money leaves India under the LRS, up to USD 250,000 per person per financial year.

Compare with other Dubai projects

Also in Jumeirah Village Circle: Q Gardens Aliya (from AED 1.27 M, handover 2027), Binghatti Grove (from AED 1.55 M, off-plan), Eleganz by Danube (from AED 1.23 M, ready) and Midora Residences (from AED 1.2 M, handover 2027). See every Jumeirah Village Circle project with prices and handover dates.

More by Binghatti Developers: Binghatti Moonlight (from AED 1,429,999, off-plan), Binghatti Pinnacle (from AED 1,449,999, ready) and Binghatti One Residences (from AED 1.3 M, handover 2026).

A similar budget elsewhere in Dubai: Arista One (from AED 1.4 M, ready), Danube Breez (from AED 1,400,000, handover 2029) and Ellington House (from AED 1.4 M, ready).

Read next: Apartments for Sale in JVC, Dubai: Prices and Yields · Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · The Cost of Buying Property in Dubai. Every Dubai project we track is listed on the Dubai section.