14% Below OP | Studio | Binghatti Hills, Dubai Science Park — 420 Sq Ft | High Floor | Save AED 105,000 | AED 645,000

420 Sq Ft | High Floor | Save AED 105,000 vs OP | Q2 2027 Handover | AED 645,000

This is a motivated seller exit from Binghatti Hills in Dubai Science Park — a high-floor studio of 420 sq ft offered at AED 645,000 against an original purchase price of AED 750,000. The seller is accepting AED 105,000 less than they paid — a 14% below-OP concession that is entirely the seller's to give and entirely the incoming buyer's to gain. The asset itself is not in question: a high-floor studio in Binghatti Hills, one of Binghatti's most architecturally prominent and most actively tracked new projects in the Dubai Science Park catchment, with Q2 2027 handover. The discount is not a commentary on the building, the developer, the floor level, or the location. It is the commercial expression of one seller's personal need to exit a position before the Q2 2027 handover milestone, priced at a level that makes the transaction happen efficiently rather than optimally for the seller. At AED 645,000 — AED 105,000 below OP and approximately AED 1,536 per sq ft — this is one of the most accessible and most price-efficient entry points into Binghatti Hills' high-floor studio inventory currently on the resale market.

Property Highlights

• Property Type: Apartment — Studio
• Project: Binghatti Hills, Dubai Science Park, Dubai
• Developer: Binghatti Developers
• Layout: Studio
• Size: 420 sq ft
• Floor: High Floor
• Status: Off-Plan Resale — Distress — 14% Below OP
• Handover: Q2 2027
• Original Purchase Price (OP): AED 750,000
• Asking Price: AED 645,000
• Saving vs OP: AED 105,000 — 14% below original price
• Price per Sq Ft: approximately AED 1,536
• OP Price per Sq Ft: approximately AED 1,786
• Per-Sq-Ft Saving vs OP: approximately AED 250/sq ft
• Location: Dubai Science Park, Dubai
• Building: Binghatti Hills
• Ownership: Freehold — All Nationalities
• Mortgage Eligible: Yes — subject to buyer qualification at handover

About Binghatti Hills, Dubai Science Park

Binghatti Hills is one of Binghatti Developers' most architecturally prominent and most frequently cited new projects — a residential tower development in Dubai Science Park that has attracted strong investor and end-user interest since its launch as a result of Binghatti's increasingly recognised design signature, the Dubai Science Park location's established position as a mid-market residential and professional catchment area within Dubai's western corridor, and the project's accessible per-sq-ft entry pricing relative to comparable branded developer projects in the broader Jumeirah Village Circle and Al Barsha catchment. Binghatti Developers has established itself as one of Dubai's most active and most delivery-focused mid-market residential developers — with a track record of completing projects at pace and at specification that has built the brand's credibility among investors who specifically track delivery reliability alongside unit quality. Dubai Science Park itself serves a specific and established residential and professional catchment: the community of international professionals, healthcare workers, research and science sector employees, and Dubai-based entrepreneurs whose daily professional environment is in the Dubai Science Park, Al Barsha, and Jumeirah Village catchment — a demographic whose consistent rental demand for well-located, well-specified, accessibly priced studio and one-bedroom apartments creates a reliable and established long-term rental market for Binghatti Hills' post-handover inventory.

Building and Location

• Binghatti Hills — one of Binghatti Developers' most architecturally prominent and most actively tracked new projects
• Binghatti Developers — one of Dubai's most active and most delivery-focused mid-market residential developers
• Dubai Science Park — established mid-market residential and professional catchment within Dubai's western corridor
• High floor — elevated position delivering the building's most commanding view orientation within the studio inventory
• 420 sq ft — a well-proportioned studio floor plate for the Dubai Science Park mid-market segment
• AED 645,000 — AED 105,000 (14%) below the original purchase price of AED 750,000
• Approximately AED 1,536 per sq ft — against OP approximately AED 1,786 per sq ft
• Q2 2027 handover — a defined near-term delivery timeline
• Motivated seller — absorbing a personal loss of AED 105,000 to achieve the exit their circumstances require

The AED 105,000 Below-OP Gap — 14% Off in the Most Accessible Investment Segment

The 14% below-OP gap on this Binghatti Hills studio is one of the most commercially significant distress metrics available in the sub-AED 700,000 Dubai studio investment market. In absolute terms, AED 105,000 is a material quantum in the context of a studio priced at AED 645,000 — it represents approximately 16.3% of the total asking price itself, meaning the incoming buyer is acquiring an asset whose seller has already conceded a proportion of their own capital commitment that approaches a typical annual rental yield for this asset class. In percentage terms, 14% below OP is a discount that meaningfully compresses the seller's entire margin — not a small pricing concession at the edges of negotiation, but a below-OP entry that transfers AED 105,000 directly and permanently from the seller's cost basis to the incoming buyer's entry advantage. On a per-sq-ft basis, the difference between the OP rate of approximately AED 1,786 per sq ft and the asking price of approximately AED 1,536 per sq ft is approximately AED 250 per sq ft — a per-sq-ft saving that, across 420 sq ft, delivers the AED 105,000 total gap in a format that is structurally embedded in the incoming buyer's cost basis from the moment of agreement. For a yield-focused studio investor, the same projected rental income applied to AED 645,000 rather than AED 750,000 improves gross yield by approximately 1.5 to 2 percentage points — a difference that, in a studio segment where gross yield thresholds are the primary investment performance metric, can determine whether a unit clears its total acquisition cost basis in a competitive rental cycle timeframe.

High Floor — The Studio Inventory's Most Valuable Position

The high-floor designation of this specific studio within Binghatti Hills' inventory is the most commercially valuable positional attribute available within the building's studio configuration — and one whose permanence and structural fixity means it cannot be acquired through any subsequent intervention once a lower-floor unit has been purchased. Within any residential tower's studio inventory, high-floor units consistently command the highest nightly and annual rental rates, the most favourable resale pricing relative to the per-sq-ft market average for the same unit type, and the most sustained demand from short-term rental guests who specifically filter for floor level as a proxy for view quality, natural light, and the premium positioning that high-floor studio occupancy signals relative to mid or low-floor equivalents. In a building like Binghatti Hills, whose architectural design is specifically conceived to deliver visual distinction and carefully managed view orientations across its floor plate, the high-floor position compounds the building's designed view premium: the high-floor studio at Binghatti Hills delivers the most complete expression of the building's design intent from an outlook and natural light perspective, and it is that completeness of experience that sustains the high-floor unit's rental and resale premium above every lower-floor studio of identical size, specification, and configuration in the same building.

Binghatti Developers — The Delivery Track Record That Matters

Binghatti Developers has become one of Dubai's most closely watched and most frequently discussed mid-market residential developers over the past several years — a company whose combination of distinctive architectural identity, aggressive launch pricing, and unusually rapid construction delivery cycle has created a developer brand whose projects are actively tracked by a specific investor segment that prioritises early entry into well-designed, well-priced, delivery-reliable projects in established or maturing Dubai residential catchments. Binghatti's delivery track record — completing projects at pace and at specification, with handover timelines that have consistently been met or closely approached — is the most commercially important attribute of the developer brand for an investor whose acquisition thesis requires a reliable handover date around which to plan rental commencement, mortgage drawdown, or portfolio rotation. For an investor acquiring this Binghatti Hills studio at AED 645,000 with a Q2 2027 handover, Binghatti's delivery credibility is the confidence anchor for the investment timeline — and it is a credibility that the developer has built through a track record of completions rather than through marketing claims alone.

Dubai Science Park — The Professional Tenant Catchment

Dubai Science Park's residential catchment is defined by a specific and consistently reliable professional tenant demographic: the international professionals, healthcare and medical sector workers, research and science sector employees, and UAE-based entrepreneurs and business owners whose daily professional environment anchors them within the Dubai Science Park, Al Barsha, Jumeirah Village, and Motor City corridor — a catchment whose tenant demand profile is characterised by longer-than-average tenancy durations, reliable rental payment histories, and a consistent preference for well-specified, accessibly priced studio and one-bedroom apartments within walking or driving distance of their workplace. For a long-term rental investor acquiring a Binghatti Hills high-floor studio at AED 645,000, this specific tenant demographic is one of the most commercially valuable available in Dubai's mid-market rental segment: stable, professional, longer-tenured, and consistently renewal-motivated in a location where rental supply remains manageable relative to the depth of professional demand from the science park's growing institutional and corporate tenant base. The Dubai Science Park location also provides a specific short-term rental argument: the project's accessibility from both Al Khail Road and Sheikh Zayed Road, its proximity to Dubai Hills Mall, the Mall of the Emirates, and the Dubai Marina corridor, and its position within the Jumeirah Village and Dubai Hills residential orbit creates a short-term rental product that is accessible to leisure guests requiring central Dubai connectivity as well as to professional guests requiring Dubai Science Park or business district proximity.

Q2 2027 Handover — Investment Timeline Clarity

The Q2 2027 handover of Binghatti Hills provides the incoming buyer with a defined and commercially plannable delivery timeline — a handover milestone from which to work backwards in organising payment plan obligations, forwards in planning rental market entry, and laterally in coordinating any mortgage facility that the buyer intends to arrange at or close to handover. Q2 2027 is a near-term delivery window in the current Dubai off-plan pipeline — meaning the remaining construction period is relatively short, the capital commitment has a defined endpoint, and the rental income or occupancy start date is plannable with a degree of confidence that longer-dated off-plan commitments cannot provide. For a studio investor acquiring at AED 645,000 with the intention of immediately entering the rental market at handover, Q2 2027 represents a rental income start date that is comfortably within a standard investment planning horizon.

420 Sq Ft — A Well-Proportioned Studio at this Price Point

At 420 sq ft, this studio is above the minimum floor plate that characterises entry-level Dubai studio inventory in the sub-AED 650,000 segment — a size that provides sufficient living, sleeping, and kitchen space to function as a genuinely comfortable single-occupant residence or a two-person short-term rental rather than a compressed micro-studio whose livability is compromised by insufficient floor area. In practical daily terms, 420 sq ft in a well-designed studio configuration means a living and sleeping area that can accommodate a proper bed, a sofa or seating grouping, a desk or workspace, and the circulation space between them without furniture being permanently in contact; a kitchen that has adequate counter, storage, and appliance space for daily cooking rather than a narrow galley strip; and a bathroom of proportions that function without discomfort. For a short-term rental investor, 420 sq ft photographs well enough to represent the studio as a comfortable rather than cramped living environment — a distinction that directly affects booking conversion rates on international short-term rental platforms where studio size is a specifically visible filter attribute for guests comparing options in the same price range and location.

Amenities

• Studio Unit — 420 sq ft — High Floor — Binghatti Hills
• Binghatti Design Signature — Architecturally Distinctive Building Identity
• Building Swimming Pool and Leisure Facilities
• Gymnasium and Fitness Facilities
• Covered Parking
• 24/7 Building Security and Access Management
• Dubai Science Park — Established Professional Catchment and Tenant Demographic
• Al Khail Road Access — Dubai's Primary North-South Arterial
• Dubai Hills Mall and Mall of the Emirates — Close Proximity
• Q2 2027 Handover — Binghatti Delivery Reliability

Layout and Floor Plan

This studio unit in Binghatti Hills spans 420 sq ft on a high floor. The studio layout is expected to distribute the programme in Binghatti's residential design language: an integrated living, sleeping, and dining area with the open-plan efficiency that Binghatti's studio configurations are specifically designed to maximise, a fitted kitchen of the building's standard specification, a full bathroom, and balcony access where provided in this unit's specific configuration. The exact floor level, unit designation, view orientation, balcony specification, kitchen and bathroom layout, and complete architectural floor plan are available on request from the listing agent alongside the original SPA documentation and the payment plan schedule.

Financial Overview

This unit is offered at AED 645,000 — AED 105,000 (14%) below the original purchase price of AED 750,000. At AED 645,000 for 420 sq ft, the price per sq ft equates to approximately AED 1,536 — against the OP per sq ft of approximately AED 1,786, a per-sq-ft saving of approximately AED 250. The payment plan structure — covering the amounts already paid by the current seller and the remaining balance payable to Binghatti through to Q2 2027 handover — is available on request from the listing agent alongside the full SPA documentation. Dubai Land Department resale transfer fees of typically 4% apply. Mortgage eligibility applies subject to individual buyer qualification and bank approval, typically at or close to handover for off-plan resale units.

Location and Connectivity

• Al Khail Road (E44): direct access — Dubai's primary north-south arterial
• Sheikh Zayed Road (E11): approximately 5–10 minutes by car
• Dubai Hills Mall: approximately 5–10 minutes by car
• Mall of the Emirates: approximately 10–15 minutes by car
• Jumeirah Village Circle (JVC): approximately 5 minutes by car
• Motor City and Dubai Autodrome: approximately 5–10 minutes by car
• Downtown Dubai and Burj Khalifa: approximately 20–25 minutes by car
• Dubai Marina: approximately 15–20 minutes by car
• Dubai International Airport (DXB): approximately 25–30 minutes by car
• Al Maktoum International Airport: approximately 20–25 minutes by car
• Expo City Dubai: approximately 15–20 minutes by car

Why Invest in This Studio at Binghatti Hills, Dubai Science Park

• AED 105,000 (14%) below original price — a motivated seller absorbing a personal loss to achieve the exit their circumstances require; the full AED 105,000 concession transfers directly to the incoming buyer's entry advantage
• High floor — the most valuable positional attribute in Binghatti Hills' studio inventory; permanent, structural, and non-replicable through any subsequent acquisition of a lower-floor unit
• Binghatti Developers — one of Dubai's most delivery-focused and most architecturally distinctive mid-market residential developers with a track record of meeting handover timelines
• Dubai Science Park — an established professional tenant catchment delivering longer-than-average tenancy durations and consistent rental demand from a science, healthcare, and business professional demographic
• 420 sq ft — above the minimum livability threshold for a short-term and long-term rental studio at this price point; photographs well and performs competitively on international booking platforms
• Q2 2027 handover — a defined near-term delivery milestone enabling precise rental market entry planning
• Approximately AED 1,536/sq ft — approximately AED 250/sq ft below the OP rate, a per-sq-ft saving that is structurally embedded in the acquisition's cost basis
• Gross yield improvement of approximately 1.5 to 2 percentage points relative to an OP-price acquisition on the same projected rental income
• Freehold ownership for all nationalities

Golden Visa eligibility, rental and yield figures, handover timing and transport connectivity described above reflect source information published as at 17 August 2026 and can change. Confirm current status before relying on them.