Binghatti Hillside

24 storeys and 411 apartments from Binghatti in Dubai Science Park. Studios in a bulk deal went from AED 600,000 while comparable units were registering around AED 850,000.

What this building is

Binghatti Hillside is a residential building in Dubai Science Park. The spec sheet gives 24 storeys and 411 apartments, developed by Binghatti Developers, engineered by Silver Stone Engineering Consultants; confirmed amenities include parking and a retail arcade.

Dubai Science Park is a working-district area along Al Barsha South, with a large number of new mid-segment buildings. Demand there comes from tenants who work in the city and choose housing by price and commute, not by view.

Binghatti builds fast and at scale, and that shapes the secondary market character of its projects: there are a lot of units, they resemble each other, and prices in the building move with the developer's overall supply flow.

What the bulk deal case showed

In spring 2026, after a large bulk purchase by a single investor, individual studios appeared on the market at a special price — from AED 600,000. A month earlier, comparable studios in the same building had been registering with the Land Department at around AED 850,000.

The gap was around AED 250,000, roughly 30% of the registered price. This is exactly the mechanics of bulk deals: an investor takes a large pool at a discount, and part of the lots then reach the market at a price between the bulk and the retail level.

The math on a lot like this worked out as: entry around $163,000, expected rent of about AED 50,000 a year, yield around 8% a year. The building is close to handover, and renting it out was planned for a few months after purchase.

How to treat an offer like this

The core argument here is genuinely fair: buying one of the cheapest lots in the building gives you a price cushion against the market. That works as insurance on the downside and as an edge on exit.

But three things need checking. First, that the AED 850,000 registered price really refers to comparable studios in the same building, not to larger layouts: Land Department data is public, and cross-checking takes minutes.

Second, how many lots from the same bulk pool will hit the market alongside yours. If the investor is offloading a large volume, you're competing with them, not with the building. Third, the actual rental rate in Dubai Science Park based on real leases, not on the projection: AED 50,000 a year for a studio in this district needs confirming.

propsearch spec sheet (storey count, unit count, developer, engineer, district, amenities) and a public offer dated 30 May 2026 — studio pricing after the bulk deal, the Land Department registration level a month earlier, expected rental rate and yield calculation.