Studio Apartment in Binghatti Ghost, Al Jaddaf, Below OP, High Floor Skyline View, Brand New

Property Overview

A brand new studio apartment is available in Binghatti Ghost, located in Dubai Healthcare City Phase 2, Al Jaddaf, Dubai. The unit provides 435 sqft of built-up area on a high floor with skyline views. The asking price is AED 750,000 (AED 1,724 per sqft), which the agent states is below the original purchase price of AED 780,000, representing a 3.8% discount. The seller has paid 50% of the purchase price to the developer, with the remaining 50% balance transferring to the new buyer.

Deal Analysis: Below OP

The agent states an original purchase price of AED 780,000 and a selling price of AED 750,000, giving a discount of AED 30,000 or 3.8%. This is a modest discount on the purchase price alone.

The seller also absorbs the 4% DLD transfer fee paid at purchase (AED 31,200), bringing their total loss to approximately AED 61,200 when accounting for the original DLD fee. The listing is described as brand new, meaning the unit has never been occupied.

Payment Structure

The developer payment plan for Binghatti Ghost is 20/50/30: 20% at booking, 50% during construction and 30% on handover. The seller has paid 50% of the original AED 780,000 (approximately AED 390,000). The remaining 50% (approximately AED 390,000) is still owed to the developer and transfers to the new buyer upon assignment or resale.

For the buyer, the transaction breaks down as follows:

• Payment to seller for equity: AED 750,000 minus AED 390,000 remaining developer balance = AED 360,000
• Remaining instalments to developer: AED 390,000
• DLD transfer fee (4%): AED 30,000
• Agency commission (estimated 2%): AED 15,000
• Total estimated outlay: approximately AED 795,000

The 50% paid status suggests the seller may be under pressure from an upcoming handover payment. On the 20/50/30 plan, with 50% paid (20% booking plus 30% of the 50% construction tranche), the remaining construction instalments and the full 30% handover payment would be due. If the building has reached handover, the 30% handover tranche (AED 234,000) becomes payable, which could explain the urgency to sell at a modest discount.

DLD Transaction Context

Property Finder records 142 DLD sales transactions in Binghatti Ghost. Recent studio transactions registered as Ready include:

• 12 October 2026: AED 860,000 for 452 sqft (gross) at AED 1,901 per sqft
• 7 October 2026: AED 835,000 for 446 sqft (gross) at AED 1,874 per sqft

These DLD sizes appear in the plot or gross area column, not BUA. The agent's 435 sqft likely represents the BUA or net sellable area, which would correspond to a larger gross area. Direct per-sqft comparison across different measurement bases should be approached with caution.

Nonetheless, this listing at AED 750,000 is AED 85,000 to AED 110,000 below the recent DLD studio transactions, confirming the pricing is competitive relative to recent registered sales. The DLD transactions marked Ready in October 2026 likely represent primary developer-to-buyer handover registrations, suggesting the developer is currently selling similar studios at AED 835,000 to AED 860,000.

Active Listings

Active studio listings in Binghatti Ghost on Property Finder include:

• Studio at 348 sqft listed at AED 944,443 (ref roots-11234865), described as a developer sale with 20% down payment and up to 20% cash discount
• Studio with maid room at 446 sqft listed at AED 1,135,000 (ref 101620148881), described as under construction with handover March 2026

Both active listings are priced significantly above this resale at AED 750,000. However, these may include developer or broker markups and may not reflect achievable market prices. The DLD transactions at AED 835,000 to AED 860,000 for similar studios provide a more reliable market reference.

About Binghatti Ghost

Binghatti Ghost is a residential tower developed by Binghatti Developers in Dubai Healthcare City Phase 2, Al Jaddaf. The project comprises 770 residential units across 20 floors (B+G+2P+20), offering studios, 1BR, 2BR and 3BR apartments. Studio sizes range from 348 to 654 sqft per the Bayut building page. The subject unit at 435 sqft falls within this range.

The building features a crystalline glass facade design. Amenities include adult and children swimming pools, a gym, kids play area, jogging and walking tracks, BBQ area, ground-floor retail, high-speed elevators, covered parking, 24/7 security, and central air conditioning. The service charge is approximately AED 15 per sqft per a Bayut listing.

Handover Status

Binghatti Ghost was expected to hand over from Q1 2026 per the Bayut building page. As of October 2026, DLD records show a mix of Ready and Off-plan transactions, indicating the building is in its handover transition. Four transactions from 7 to 13 October 2026 are registered as Ready (including two studios), while six transactions from 17 to 18 September 2026 remain Off-plan. This pattern is consistent with a phased handover where units are being completed and registered in stages.

The agent describes this unit as brand new, suggesting it has been or is about to be handed over. Buyers should confirm the unit's exact handover status and whether a completion certificate has been issued.

Location

Binghatti Ghost is located in Dubai Healthcare City Phase 2, Al Jaddaf. The area sits along the Dubai Creek and is positioned between Downtown Dubai and Dubai Festival City. Al Jaddaf Metro Station (Green Line) is approximately a 6-minute drive away. Sheikh Zayed Road (E11) and Dubai-Al Ain Road (E66) are accessible within approximately 5 minutes by car. Downtown Dubai, Dubai Opera and Dubai Mall are within a short drive.

Al Jaddaf has seen significant development in recent years with multiple Binghatti projects in the area alongside other residential and commercial developments. The Healthcare City Phase 2 master plan includes medical, educational and retail facilities.

Verification Notes

• The original purchase price of AED 780,000 is stated by the agent. No independent verification is available for this specific unit. The figure is plausible given DLD studio transactions at AED 835,000 to AED 860,000 for slightly larger units (446-452 sqft gross), as a smaller or lower-priced unit type could carry a lower OP.
• The 3.8% discount is modest. The seller's total loss including the original 4% DLD fee is approximately AED 61,200.
• DLD Ready studio transactions from October 2026 at AED 835,000 to AED 860,000 are likely primary developer registrations. This listing at AED 750,000 is below those levels.
• The 50% paid status means the buyer assumes approximately AED 390,000 in remaining developer payment obligations. Buyers should verify the exact instalment schedule and whether any penalties apply for late construction or handover payments.
• DLD transaction sizes (446-452 sqft for studios) appear to be gross or super built-up area, while the agent's 435 sqft is likely BUA or net sellable area. The different measurement bases affect per-sqft price comparison.
• The building is in handover transition with both Ready and Off-plan DLD registrations in September and October 2026. The exact status of this unit should be confirmed.
• Brand new means never occupied but does not confirm whether the unit has formally been handed over. Confirm the completion certificate status.
• Skyline view from a high floor in Al Jaddaf typically captures the Downtown Dubai and Business Bay skyline. The specific orientation and floor number should be verified with the agent.
• 142 total DLD transactions in Binghatti Ghost indicate significant sales activity in the building.