Binghatti Hills

Binghatti Hills is a residential development by Binghatti situated within Dubai Science Park, Al Barsha South, comprising two buildings and 73 apartments. Completion is scheduled for Q4 2026, with construction currently at approximately 25 per cent.

# Two Buildings in a Quiet Corner of Al Barsha South

Dubai Science Park sits in the southern reaches of Al Barsha, a district that has matured over the past decade into a functional, low-density alternative to the tower corridors of Sheikh Zayed Road or Business Bay. The address carries a certain understatement: broad roads, a controlled planning envelope, and a resident population drawn largely from the professional and research sectors that occupy the park itself.

Binghatti Hills occupies this setting as two mid-rise residential buildings, a relatively modest footprint by the developer's recent standards. The scale is deliberate. Seventy-three units across two buildings produces a density that keeps corridors quiet and amenity spaces genuinely usable, rather than chronically over-subscribed.

Binghatti's architectural language here follows the geometric articulation that defines the developer's portfolio: pronounced facade modelling, textured elevations, and a formal approach to massing that distinguishes the buildings from the smoother glass boxes common to the area.

# Apartments Ranging from Studios to Two-Bedroom Layouts

Studios at Binghatti Hills run from approximately 463 to 508 sq ft, priced in the range of AED 864,000 to AED 921,000 based on recorded unit data. One-bedroom apartments span a broader band, from roughly 830 to 1,413 sq ft, with prices between AED 1.43 million and AED 1.75 million.

The two-bedroom configurations show the widest variation in the scheme. Floor plates range from around 1,346 sq ft to a single larger unit recorded at 2,441 sq ft, with pricing from AED 2.41 million up to AED 3 million. That breadth suggests meaningful differences in position, aspect or level across the two buildings, rather than a single standardised layout repeated floor by floor.

Apartments are unfurnished, which suits buyers intending to specify their own interiors or investors purchasing for the rental market. The service charge is fixed at AED 15 per sq ft per annum.

# Recreation on Site

The amenity provision at Binghatti Hills covers the expected fitness and leisure categories, executed across a shared podium. An infinity pool and a separate children's pool anchor the water facilities. Court sports are represented by both paddle tennis and basketball, which puts the project above the single-discipline offering common at this price point.

# Active and Passive Spaces

A gym, jogging areas and a dedicated yoga area complete the active programming. The separation of yoga from the main gym floor is a small but considered distinction: it addresses a resident profile that values structured wellness over purely cardiovascular training.

The amenity list is focused rather than exhaustive, which at 73 units is appropriate. A scheme of this size cannot practically sustain a spa, co-working floors and multiple dining outlets without those facilities becoming liabilities on the service charge.

# Position Along Umm Suqeim Road

Al Barsha South connects to the rest of Dubai via Umm Suqeim Road, which runs north towards the Jumeirah coast and south to the Hessa Street interchange. The Sheikh Mohammed Bin Zayed Road is accessible within a short drive, placing Downtown Dubai roughly 20 minutes away in standard traffic conditions.

The immediate neighbourhood centres on Dubai Science Park's commercial and research campus, which generates a stable base of potential tenants: professionals, academics and consultants who prefer proximity to their workplace over a Marina address.

Nearby retail is anchored by Mall of the Emirates, approximately five kilometres north. Schools in Al Barsha South include several mid-market international curricula, making the area functional for families as well as single-occupant professional households.

# Who This Project Suits and Where It Sits in the Market

Binghatti Hills is not a trophy address. It does not compete with the waterfront projects of Dubai Harbour or the branded residences accumulating around Downtown. What it offers is a measured proposition: owner-occupier quality in a quiet professional district, at a price per square foot that reflects the location rather than a marketing premium.

For GCC buyers seeking a pied-à-terre close to the Science Park employment hub, or for European investors building a mid-market Dubai portfolio, the combination of contained scale, dual-building layout and a Q4 2026 delivery timeline positions the project as a considered rather than speculative purchase. Construction progress at 25 per cent against an end-2026 target represents a standard off-plan curve, with escrow protections in place under registration number 001582401936501.

The current out-of-stock status across the unit register indicates that available inventory should be confirmed directly with JRE before proceeding with any inquiry.