Binghatti Starlight Al Jaddaf Dubai

Binghatti Starlight is a single 25-storey tower by Binghatti Developers in Dubai Healthcare City Phase 2, the part of Al Jaddaf on the south bank of Dubai Creek. It holds about 510 homes and one shop over three basement parking levels, a ground floor, a mezzanine, podium levels, 20 residential floors and a roof, in studios, 1 BHK and 2 BHK, the largest two-bedroom layouts sold as duplexes.

Prices start at AED 850,000 (about Rs 2.19 crore) for a studio, AED 1.25 million for a 1 BHK and about AED 2,016,300 for a 2 BHK, on a 70/30 payment plan with 20% down. Read the handover line first: the developer's page and propsearch print 31 March 2026, Metropolitan prints Q2 2026 and one broker page Q3 2026 with the build at 63%. All three have passed and nothing we found confirms keys are out, so we treat the tower as under construction at a late stage. Every UAE project we track sits in the Dubai section.

At a glance

Price and unit pricing

Two price sets are in play: the developer and broker list, which the source listing and the project pages print, and the resale book in the same building, where most units change hands now the tower is nearly finished.

AED 850,000 is a list price, not a floor: Property Finder's cheapest ask here is AED 626,000 and Bayut's AED 739,999, which is what happens when investor stock reaches handover together. Bayut's one-bedroom asks run AED 1,080,000 to 1,600,000, two-bedrooms AED 1,600,000 to 3,800,000. Al Jaddaf guides put district rates between AED 1,200 and 1,900 per sq ft, while one 2026 guide quotes a median nearer AED 2,010. So the 1 BHK at about AED 1,712 per sq ft and the 2 BHK at about AED 1,694 sit inside the band; the smallest studio at about AED 2,048 sits above it. Only a valuation on your unit settles what to pay.

Payment plan and total cost

The plan is 70/30: 20% on booking, 50% through construction, 30% on handover. Some brokers split the construction half into two 25% milestones, which comes to the same thing. With the tower this close to finished those instalments land within months, so ask for the dated table. Our guide to buying off-plan in Dubai covers how the stages are registered. On top sit the 4% DLD transfer fee, the AED 40 Oqood fee, a trustee fee of about AED 4,000 plus VAT, and 2% plus VAT through a broker:

Service charges are not published. The nearest guide is Binghatti Creek, a finished Binghatti tower in the same district, at about AED 15.36 per sq ft a year: roughly AED 6,400 on a 415 sq ft studio. Get the estimate in writing - it is the difference between a 6.5% gross yield and a 5.8% net one.

Location and connectivity

Al Jaddaf is one of the few mid-priced Dubai districts with its own rail stop. Al Jadaf station on the Green Line sits inside the area, which matters in a building full of studios let to salaried tenants, and Dubai Healthcare City adjoins the site with its clinical and administrative staff.

By road the district feeds onto Sheikh Rashid Road and Al Khail Road. Downtown, the Burj Khalifa and Dubai Mall are about 10 minutes off-peak, DIFC and Business Bay 10 to 12, Dubai International Airport about 12. The Jaddaf Waterfront promenade is the frontage, with Dubai Festival City and Ras Al Khor along the water. The area is still filling in, so expect site traffic for a while. For a low-rise alternative in the same district, see Al Waleed Garden in Al Jaddaf.

Amenities and specifications

Propsearch, which tracks the build rather than the brochure, lists a swimming pool, a fitness centre and planted gardens, with three basement levels for parking and one shop at ground level. Broker pages add a podium infinity pool, children's play areas and a rooftop deck; treat those as marketing until the SPA confirms them.

Inside, Binghatti's standard here is porcelain or marble-look flooring, a fitted kitchen with built-in appliances and the recessed balcony geometry its facades are known for. No source prints the parking allocation per home, a real question in a tower of 510 mostly small units, so ask whether a studio gets a dedicated bay. The architectural consultant is Silver Stone Engineering Consultants and the main contractor Granada Europe Engineering Contracting. Final as per the SPA.

About the developer

Binghatti Developers is a Dubai family company founded in 2008, now under Binghatti Holding, best known for angular branded towers such as Bugatti Residences and the Burj Binghatti Jacob & Co Residences. Its portfolio sits on the Binghatti Dubai page, and this batch also covers Binghatti Hills in Dubai Science Park.

The scale is real. In the first half of 2026 Binghatti reported revenue of AED 9.5 billion, up 50%, net profit of AED 3 billion, up 64%, and about 1,700 homes handed over, with three more projects worth around AED 1.8 billion delivered after June. It guides to roughly 15 completions in 2026, most of that stock about 70% built and over 90% sold, and about AED 10.6 billion held in escrow. The qualifier is timing: independent trackers put its on-time rate near 78%, so about one project in five runs late, and Starlight is one. The company finishes what it starts; not always in the quarter it printed.

For Indian buyers

Al Jaddaf is a freehold zone, so an Indian citizen can own here outright and the title deed is issued in your own name by the Dubai Land Department. There is no annual property tax and no sales tax on a home purchase: the 4% DLD transfer fee and the registration fees are the whole government cost.

Money moves under the Liberalised Remittance Scheme: USD 250,000 a financial year per resident Indian, about AED 918,000, which covers the AED 850,000 studio and its fees inside one year. A 1 BHK at AED 1.25 million is roughly USD 340,000, so split it across two financial years or buy jointly with a spouse. TCS applies above the threshold and is set off in your Indian return.

Bayut puts the average Al Jaddaf studio rent at about AED 55,696 a year within a range of AED 35,000 to 100,000: roughly 6.5% gross on AED 850,000, about 5.8% after a service charge in the AED 15 per sq ft band. District gross yields are quoted near 5.7%, one-bedrooms around 6%. Rent is taxable in India for a resident, with the standard 30% deduction on net annual value, and the UAE-India treaty stops the same income being taxed twice. The AED 2 million Golden Visa line is reached by the 2 BHK, not a studio, though the DLD lets several properties in one name be added together.

Pros

• Entry under AED 1 million, about 10 minutes from Downtown and 12 from the airport.
• In its final stretch, with DLD project number 3195 and a named escrow account rather than a three-year wait.
• A 730 sq ft 1 BHK at AED 1.25 million is about AED 1,712 per sq ft, inside the district band.
• Al Jadaf metro on the Green Line is inside the district, which most mid-market Dubai communities cannot match.
• About 6.5% gross on the average Al Jaddaf studio rent, with Healthcare City tenants next door.
• Only 20% up front, and the studio fits one person's annual LRS allowance.

Cons

• Three handover dates on record have all passed with no confirmed delivery. Verify the build percentage first.
• Resale asks start below the list price - AED 626,000 on Property Finder, AED 739,999 on Bayut - so a list-price buyer can be undercut at once.
• The smallest studio at about AED 2,048 per sq ft sits above the district band. You pay for the small ticket, not the space.
• About 510 mostly small homes in one tower, plus more Binghatti stock nearby, chasing the same tenants.
• Studios and one-bedrooms miss the AED 2 million Golden Visa line on their own.
• Service charges are unpublished; at the neighbouring tower's rate they cost a studio about 0.75 of a point of yield.

Who this is for

A first Dubai purchase for an Indian buyer who wants a near-finished unit under AED 1 million inside one LRS allowance. A yield investor underwriting on AED 55,000 to 60,000 of studio rent and Dubai Healthcare City tenants. Someone who values a metro stop and a short Downtown commute over pools and parks. And a bargain hunter willing to work the 180 to 220 resale listings in one building.

Who should look elsewhere

Anyone who needs a Golden Visa from a single purchase under AED 2 million. Anyone who wants a finished building and a title deed today, because completion here is not confirmed in any public record. Investors worried about the studios arriving in Al Jaddaf over the next two years. And families who need three bedrooms, a school inside the community or a garden.

Our verdict

Starlight is a typical Binghatti product bought at an unusual moment. The building is at or near completion, the developer's own date has slipped two quarters, and roughly 200 units sit on the resale books, which puts a buyer in a stronger position than the brochure suggests. Do three checks first: the completion percentage on the Dubai REST app under project 3195, the escrow account named in your SPA, and the suite area of the unit you are offered.

The numbers work best on the larger homes: the 1 BHK and 2 BHK land inside the district's rate band, the 415 sq ft studio does not, especially when cheaper asks sit in the same tower. Underwrite on a 6% gross yield rather than the 8% a broker may quote, hold three to five years so the supply wave passes, and treat the Golden Visa as something the 2 BHK earns and the studio does not.

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 Starlight?

AED 850,000 (about Rs 2.19 crore) for a studio of 415 to 551 sq ft, AED 1.25 million for a 1 BHK and about AED 2,016,300 for a 2 BHK. Those are list prices. The resale book in the same building sets the real entry: Bayut shows about 180 listings from AED 739,999, average ask near AED 1.75 million; Property Finder 221 from AED 626,000.

What is the payment plan?

70/30 - 20% on booking, 50% through construction and 30% on handover. On the AED 850,000 studio that is AED 170,000 down, AED 425,000 through construction and AED 255,000 at the end. The tower is nearly built, so those instalments fall within months. Ask for the dated table. Final as per the SPA.

When is handover?

The date on record is 31 March 2026, printed by the developer's page and propsearch. Metropolitan prints Q2 2026 and one broker page Q3 2026 with the build at 63%. All three have passed and no source we checked confirms keys are out. Check the registered completion percentage on the Dubai REST app before you pay.

Is the project registered with the Dubai Land Department, and is there an escrow account?

Yes. Broker project pages print DLD project number 3195 and an escrow account with Emirates NBD (P.J.S.C.), account 0405887192008. Off-plan units are registered through Oqood with the DLD until the title deed is issued. Confirm both on the Dubai REST app, and never pay into an account other than the one named in your SPA.

What are the buying costs on top of the price?

A 4% DLD transfer fee (AED 34,000 on the AED 850,000 studio), the AED 40 Oqood registration fee and a DLD registration trustee fee of about AED 4,000 plus VAT. Direct from the developer that is about AED 888,040 all in, roughly Rs 2.29 crore. Add 2% plus VAT through a broker, and an NOC fee on a resale.

Does Binghatti Starlight qualify for a Golden Visa?

Only the larger units. The threshold is AED 2 million of property, so a studio at AED 850,000 or a 1 BHK at AED 1.25 million falls short. A 2 BHK from about AED 2,016,300 clears it, and the DLD accepts several properties in one name adding up to AED 2 million.

What rent and yield can I expect in Al Jaddaf?

Bayut puts the average Al Jaddaf studio rent at about AED 55,696 a year, within a range of AED 35,000 to 100,000. On an AED 850,000 studio that is about 6.5% gross, or roughly 5.8% after a service charge in the AED 15 per sq ft band. District gross yields are quoted near 5.7%. Brokers quoting 7.5% to 8.5% use the top of the rent range.

What are the service charges?

Not published for Starlight yet. The closest guide is Binghatti Creek, a finished Binghatti tower in the same district, at about AED 15.36 per sq ft a year: roughly AED 6,400 on a 415 sq ft studio. Ask the sales office for the estimate in writing.

Can an Indian citizen buy at Binghatti Starlight, and how does the money get there?

Yes. Al Jaddaf is freehold and open to all nationalities, and the title deed is issued in your name by the Dubai Land Department. Under the Liberalised Remittance Scheme each resident Indian may send USD 250,000 a financial year, about AED 918,000, which covers the AED 850,000 studio and its fees inside one year. A 1 BHK at AED 1.25 million is about USD 340,000, so split it over two years or buy jointly with a spouse.

For the current price list, the dated instalment table and the latest build status on a specific unit, talk to Realty Hunting and we will put a shortlist and a viewing plan together.

Compare with other Dubai projects

Also in Al Jaddaf: Al Waleed Garden 2 (from AED 725,000, ready), Al Waleed Garden (from AED 675,000, ready), Binghatti Ghost (from AED 1,162,500, ready) and Ramada Residences by Wyndham (from AED 1,850,000, handover 2026).

More by Binghatti Developers: Binghatti Hills (from AED 777,777, handover 2027), Binghatti Haven (from AED 750,000, off-plan) and Binghatti Skyflame (from AED 699,999, handover 2027).

A similar budget elsewhere in Dubai: MAG 330 (City of Arabia) (from AED 850,000, off-plan), Vincitore Benessere (from AED 850,000, ready) and Marquis Signature (from AED 842,000, ready).

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.