1
Studio: Yield Investors & Professionals
Target Buyer
Investors, first-time Dubai buyers, and professionals in Dubai Science Park, Knowledge Park, or Internet City. Entry from AED 800K, Q2 2026 handover.
⚠ Below AED 2M Golden Visa threshold
Binghatti Hills Dubai Science Park | Studio, 1 BR and 2 BR Apartments with Private Pool
Binghatti Hills is a twin-tower residential development in Dubai Science Park (Al Barsha South 2), Dubai. The largest Binghatti project in Dubai Science Park with 1,666 residential apartments across Tower 1 and Tower 2, each rising 41 residential floors. Starting from AED 800,000 for Studios
- RERA Registered
- Direct from Developer
- No Hidden Fees
- Authorised Channel Partner of Binghatti Holding
Dubai Science Park Apartments: Why Binghatti Hills Scale Wins
With 1,666 apartments across two towers, Binghatti Hills is the largest residential project in Dubai Science Park (DSP). This massive scale creates built-in financial advantages over smaller buildings in Al Barsha South.
1. Faster Resale Liquidity
A 1,666-unit ecosystem generates a highly active secondary market. Continuous transactions establish clear price benchmarks, making it much quicker to sell and exit your investment.
2. Landmark Anchor Status
As the definitive architectural icon of DSP, this project commands instant name recognition across the district. This visibility drives permanent tenant demand and premium rental rates.
3. Better Views & Layouts
The twin-tower structure unlocks premium dual-orientation and cross-tower views. With massive inventory, you get superior floor plan choices from high-floor sky units to specific corner placements.
4. Self-Sustaining Community
A population of this size supports a thriving retail, dining, and lifestyle hub directly at the podium level, keeping tenant retention high.
The Investment Bottom Line: Small buildings face slow transaction times. A powerhouse like Binghatti Hills protects your capital with deep market liquidity, high rental demand, and landmark scarcity in the Dubai real estate market.
Signature Layout
2BR With Private Pool Apartment For Sale
One of the most distinctive features of Binghatti Hills is the 2-BR with private pool option a rare configuration in Dubai mid-market real estate, accessible in the AED 800K–2.5M range.
What "Private Pool" Means in a 2-BR Apartment
The 2-BR + Pool variant integrates a private plunge pool or extended pool deck into the apartment terrace giving residents private aquatic relaxation without sharing the building's public pool. No slot booking. No shared access.
Practical Benefits of the Private Pool Variant
Daily private swimming without booking shared pool slots
Family privacy for children and parents your pool, your schedule
25–35% rental premium over standard 2-BR apartments structurally higher yield
Short-term rental advantage Airbnb listings with private pool command double or triple nightly rates vs units without pool access
Resale liquidity protection buyers actively search "private pool" inventory, reducing time-on-market at resale
Layout Specifications
2-BR + Pool — Key Details
Size RangeUp to 1,888 sq.ft (indoor space + pool deck)
ConfigurationMaster suite + second bedroom + full living/dining + private pool deck
Best FloorsHigher floors view orientation toward Mall of the Emirates / Dubai Skyline
Pool FeaturePrivate plunge pool or extended pool deck integrated into apartment footprint
Pricing Premium
The 2-BR + Pool variant carries a 15–25% pricing premium over standard 2-BR but delivers structurally higher rental income, faster resale liquidity, and lifestyle anchor value for owner-occupier families. Net return on premium typically recovered within 2–4 years through higher annual rents.
Why This Matters Across Binghatti's 39+ Projects
Among 39+ active Binghatti projects across Dubai, only a few towers offer private pool integration in residential apartments at this price point. Binghatti Hills makes it accessible in the mid-market AED 800K–2.5M range a feature usually reserved for luxury branded residences costing AED 4M+.
Payment Plan
Binghatti Hills 60/40 Payment Plan
Unlike Binghatti's standard 70/30 plan, Hills uses a 60/40 structure defers more cash to handover, lowers construction phase burden, and maximises mortgage flexibility at Q2 2026 completion.
60/40Hills Plan
40%Construction Only
8Installments
Q2 2026Handover
Three Payment Stages
20%Step 1
Down Payment
On signing the SPA · Booking date
40%Step 2
Construction Milestones
Across 8 installments through Q2 2026
40%Step 3
Handover Q2 2026
Balance · Mortgageable at 80% LTV
60/40 vs Standard 70/30 Side by Side
Plan ComparisonHills 60/40 vs Standard Binghatti 70/30
Aspect
Hills 60/40
Standard 70/30
During Construction
40% Lower
50% Higher
Deferred to Handover
40% More capital
30% Less capital
Mortgage Eligibility
More mortgage-friendly
Less flexible
Construction Cash Drain
Lower monthly burden
Higher monthly burden
Investor Profile
Yield-focused investors
Owner-occupiers
Cash Breakdown by Tier
Studio Apartment
Entry tier · AED 800K
Unit Price
AED 800,000
| Down Payment (20%) | AED 160,000 |
| DLD Registration (4%) | AED 32,000 |
| Trustee + Oqood Fees | AED 5,200 |
| Initial Cash at Booking | ~AED 197,200 |
| Construction Milestones (40% / 8 inst.) | AED 320,000 |
| Handover Balance (40%) | AED 320,000 |
~AED 197K locks a Studio · Q2 2026 keys
1-Bedroom Apartment
Est. AED 1.1M
Est. Price
AED 1,100,000
| Down Payment (20%) | AED 220,000 |
| DLD Registration (4%) | AED 44,000 |
| Trustee + Oqood Fees | AED 5,200 |
| Initial Cash at Booking | ~AED 269,200 |
| Construction Milestones (40% / 8 inst.) | AED 440,000 |
| Handover Balance (40%) | AED 440,000 |
~AED 269K locks a 1-BR · Q2 2026 keys
2-Bedroom + Private Pool ⭐
Signature tier · Up to 1,888 sq.ft
Est. Price
AED 1,800,000
| Down Payment (20%) | AED 360,000 |
| DLD Registration (4%) | AED 72,000 |
| Trustee + Oqood Fees | AED 5,200 |
| Initial Cash at Booking | ~AED 437,200 |
| Construction Milestones (40% / 8 inst.) | AED 720,000 |
| Handover Balance (40%) | AED 720,000 |
Private pool included · 25–35% rental premium over standard 2-BR
Q2 2026 Handover — Cash Flow Advantage
Approximately 6–9 months away rental income starts July–August 2026. UAE bank mortgage activates at handover (up to 80% LTV converts handover balance). Capital appreciation accrues on full value from booking. Compressed 8 installment schedule means less long-term commitment than typical 24–36 month off-plan.
Location + Buyer Profiles
Prime Location of Binghatti Hills in Dubai Science Park
Hills sits in Dubai Science Park (Al Barsha South 2) an emerging growth corridor with direct access to Al Khail Road, Umm Suqeim Road, and Sheikh Zayed Road.
Dubai Science Park, Al Barsha South 2, Dubai
Direct E44 Al Khail · Umm Suqeim Road · Sheikh Zayed Road (E11) Quick Access
E44
Al Khail Road
Direct access
USR
Umm Suqeim Road
Direct access
E11
Sheikh Zayed Road
Quick access
Drive Times to Key Dubai Destinations
Dubai Science Park ConnectivityAll times drive estimates
8min
Dubai Hills Mall10min
Miracle Garden12min
Al Barsha Mall12min
Dubai Hills Golf Club15min
Mall of the Emirates15min
Global Village18min
Dubai Marina25min
Downtown Dubai + Burj Khalifa25min
Business Bay22min
Palm Jumeirah22min
Dubai Airport (DXB)25min
Al Maktoum Airport (DWC)Buyer Profiles Which Tier Matches Your Goal
2
1-Bedroom — Couples & First-Home Buyers
Target Buyer
Working couples, owner-occupiers, and international investors. Iconic twin-tower identity, smart home tech, branded appliances, and proximity to Dubai Hills Mall.
3
2-Bedroom Standard Young Families & Rental Investors
Target Buyer
Growing families and long-term rental investors. Spacious layouts up to 1,888 sq.ft, large family amenity deck, and nearby schooling options.
⭐
2-BR + Private Pool Trophy Investors & Luxury Hosts
Target Buyer
Short-term holiday home hosts (Airbnb Luxe) and premium owner-occupiers. 25–35% rental premium over standard 2-BR. High architectural scarcity drives rapid resale.
⚠ Extremely limited inventory — sells out first at launch
Honest Investor Reality Check
What to Know Before Buying Binghatti Hills
Emerging Location: Dubai Science Park infrastructure is growing rapidly but is less established than older districts like Downtown factor this into long-term appreciation modelling
Fast Timeline Advantage: Q2 2026 handover means rental returns or occupancy can begin within 6–9 months
Financing Strategy: The 60/40 plan requires a 40% balloon payment at handover arrange mortgage pre approval early to avoid last minute financing pressure
Compact Studio Footprints: Studios start at 446 sq.ft review exact floor layouts to ensure they match your spatial expectations before committing
Why Dubai Science Park Matters for Rental Demand
Dubai Science Park hosts 400+ companies across life sciences, technology, and sustainability sectors generating a steady stream of professional tenants who prefer proximity to their workplace. Combined with Dubai Hills Mall at 8 minutes and Miracle Garden nearby, Hills captures three distinct lifestyle tenant profiles from one address.
For other luxury Binghatti options, see
Dubai Science Park Real Estate: Binghatti Hills Luxury Amenities
Binghatti Hills delivers a resort-tier amenity deck that sets a new benchmark for Dubai Science Park (DSP). By offering branded residence infrastructure at mid-market pricing, the development positions itself for strong capital appreciation.
The Big Four: Signature Premium Amenities
Inland Private Beach: A rare resort-style sand and water experience built directly within an inland Dubai community, eliminating the drive to the Marina or Jumeirah coastline.
Athletic Fields & Courts: Dedicated on-site fields for football, cricket, and team sports, alongside professional tennis courts and jogging trails.
Zen Gardens: Professionally landscaped wellness spaces designed specifically for meditation, yoga, and quiet reflection.
Sky Gardens: High-altitude elevated green spaces that combine panoramic community views with lush, mature vegetation.
Everyday Comforts & Building Services
Fitness Hub: A state-of-the-art gymnasium equipped with dedicated cardio, strength training, and functional fitness zones.
Family Areas: Temperature-controlled swimming pools for adults and children, alongside secure, age-appropriate kids’ play zones.
Premium Interiors: Every apartment features integrated smart home technology, branded kitchen appliances, and top-tier fixtures included in the base price.
Security & Logistics: 24/7 CCTV monitoring, secure indoor covered parking, and a dedicated concierge desk.
The Investment Edge: Properties packed with resort-tier amenities trade at a 15% to 25% resale premium over standard, commodity towers that only offer a basic gym and pool. This immense amenity density ensures high tenant retention and protects your long-term asset value.
Dubai Science Park Properties: Binghatti Hills Curve Architecture
Binghatti Hills features a fluid facade inspired by the organic contours of rolling hillsides. This undulating wave design sharply contrasts with the rigid, angular geometry seen across competing off-plan projects in Al Barsha South.
The Architecture Portfolio Contrast
Binghatti Hills: Rolling, wave-like facade mirroring natural hillside slopes.
Binghatti Ivory: Sharp, asymmetric twisted balconies shifting at contrasting angles.
Binghatti Moonlight: Highly reflective crystalline glass facade with rhythmic articulation.
Binghatti Ghost: Uniform, monolithic dark glass framing a clean structural block.
1. High Resale Premium
Unique architectural silhouettes stand out in digital property portals. This distinctive wave elevation breaks away from standard box-shaped commodity towers, commanding a 5% to 10% premium on the secondary market.
2. Enhanced Daylight Penetration
The curved structural geometry curves outward to capture natural daylight at multiple angles throughout the day. This natural illumination makes the interior layouts feel brighter and more spacious.
3. Iconic Skyline Recognition
The dynamic exterior lines create a landmark identity within the Dubai Science Park skyline. The building functions as an easily identifiable landmark, driving continuous tenant inquiry and long-term asset value.
⚡ EOI Open Now
Book Your Binghatti Hills Apartment Today
Binghatti Hills offers 1,666 residential apartments across Tower 1 and Tower 2 in Dubai Science Park. With Q2 2026 handover approaching, premium-positioning inventory typically allocates first.
Speak directly to advisor
WhatsApp Our Team
Get live availability, payment plan details, and submit your EOI cheque through our advisory team.
Open WhatsApp ChatGet the full pack
Download the Binghatti Hills Brochure
Brochure, floor plans for all 3 tiers (Studio, 1-BR, 2-BR including 2-BR + Pool variant), Tower 1 vs Tower 2 view positioning, master plan, 60/40 payment plan breakdown, and verified pricing sheet. Sent within 1 hour during business hours.
Get BrochureWalk-ins welcome
Visit Our Office
Marasi Drive, Business Bay, Dubai. Open Monday to Friday 9 AM – 8 PM, Saturday 10 AM – 6 PM.
Get DirectionsRERA RegisteredAuthorised Channel PartnerDirect from DeveloperNo Hidden Fees