Investment Brief · Al Jaddaf Waterfront, Dubai
Binghatti
Spectre.
A mixed-use tower on the Green Line, priced to compete with — not command a premium over — the rest of Al Jaddaf. Here’s the full pricing, yield and market picture, compiled by Throne Properties.
- Starting Price
- AED 774,999Studio, 372 sq ft
- Handover
- Q4 2028Reported 31 Dec 2028
- Metro
- ~2 minTo Al Jadaf Station
- Unit Range
- 372–1,459 sfStudio to 3BR + Royal Suites
—Project Snapshot
What Binghatti Spectre actually is
A mixed-use development on Al Jaddaf’s waterfront — residential towers, a “Royal Suite” upgrade tier, offices and retail, from a developer with strong recognition across Dubai’s off-plan apartment market.
| Developer | Binghatti Developers |
| Location | Al Jaddaf Waterfront, Dubai |
| Product | Studio–3BR apartments, Royal Suites, offices, retail |
| Starting price | AED 774,999 |
| Standard unit sizes | 372 – 1,459 sq ft |
| Reported handover | 31 Dec 2028 / Q4 2028 |
| Payment plan | Conflicting reports — 50/50, 60/40, and 10/40/50 all published verify |
| Metro claim | ~2 minutes to Al Jadaf Metro Station |
| Reported inventory | Tower A 508 units + Tower B 204 units ≈ 712 total verify |
How we’re reading it
Binghatti Spectre is best understood as a location-and-brand-led off-plan investment — not a clear discount to Al Jaddaf’s current transaction benchmarks. Standard units land close to, and in places above, the district’s median AED/sq ft.
The studio and 2-bedroom price defensibly against the market. The 1-bedroom is the most attractive unit on a headline AED/sq ft basis. The 3-bedroom needs to be chosen for layout and view — not yield.
Full pricing and market comparison follows below.
01Pricing Analysis
Is the launch price justified?
Al Jaddaf’s median registered apartment price sits near AED 2,031/sq ft over the past 12 months. Here’s how Spectre’s reported launch pricing lines up against it, unit by unit.
| Unit type | Starting price | Indicative size | Implied AED/sq ft |
|---|---|---|---|
| Studio | AED 774,999 | 372 sf | 2,083 |
| 1BR — Standard | AED 1,199,999 | 699 sf | 1,717 |
| 1BR — Royal Suite | AED 1,499,999 | To verify | — |
| 2BR — Standard | AED 1,949,999 | 1,012 sf | 1,927 |
| 2BR — Royal Suite | AED 2,399,999 | To verify | — |
| 3BR — Standard | AED 3,099,999 | 1,459 sf | 2,125 |
| 3BR — Royal Suite | AED 3,499,999 | To verify | — |
| Office | AED 1,699,999 | To verify | — |
| Retail | AED 2,867,999 | To verify | — |
Spectre launch price vs. the Al Jaddaf benchmark
Implied AED/sq ft at launch, by unit type — against each bedroom count’s own 12-month median in the district.
What the price means, unit by unit
Studio — broadly close to the off-plan median; a fair, not a discounted, entry price.
1-bedroom — priced below the wider 1BR median on a quoted-size basis. The strongest headline number in the launch.
2-bedroom — essentially in line with the district median.
3-bedroom — modestly above the median — only justified by superior views, finishing or layout.
| Benchmark | AED/sq ft |
|---|---|
| Al Jaddaf median (all apartments) | 2,031 |
| Al Jaddaf median, off-plan | 2,069 |
| Al Jaddaf median, ready stock | 1,766 |
| Spectre studio (implied) | 2,083 |
| Spectre 1BR (implied) | 1,717 |
| Spectre 2BR (implied) | 1,927 |
| Spectre 3BR (implied) | 2,125 |
02Al Jaddaf Market
A liquid, metro-served, apartment-only district
Central, Green-Line connected, and shaped almost entirely by apartment supply rather than villas — with one of Dubai’s highest off-plan transaction shares.
A 79.8% off-plan share supports today’s buyer confidence and liquidity — but it also means a large volume of competing new units land at completion, alongside Spectre.
| Unit type | Median value | Median AED/sq ft | Gross yield | Net yield |
|---|---|---|---|---|
| Studio | AED 879K | 2,180 | 6.3% | 4.7% |
| 1BR | AED 1.42M | 1,907 | 5.2% | 3.9% |
| 2BR | AED 2.09M | 1,960 | 4.8% | 3.6% |
| 3BR | AED 3.36M | 1,844 | 4.3% | 3.2% |
| All apartments | AED 1.49M | 2,005 | 5.6% | 4.2% |
03Unit-by-Unit View
Which unit is the actual investment case
Ranked by rental depth, liquidity and how the launch price sits against Al Jaddaf’s own benchmarks.
Illustrative gross yield vs. Al Jaddaf’s typical yield
Current district rents applied to Spectre’s reported sizes and prices — not a forecast for 2028 rents.
04Royal Suites
Value upgrade, or a marketing premium?
The “Royal Suite” label carries a 13–25% premium over the standard unit. That premium is only worth paying for measurable gains — never for the name alone.
| Unit | Standard | Royal Suite | Premium |
|---|---|---|---|
| 1BR | AED 1.20M | AED 1.50M | +AED 300K · 25% |
| 2BR | AED 1.95M | AED 2.40M | +AED 450K · 23% |
| 3BR | AED 3.10M | AED 3.50M | +AED 400K · 13% |
Before recommending the upgrade, confirm:
Our take: buy the Royal Suite only for a provable layout, view or scarcity gain. If the difference is mostly branding, the standard unit keeps better resale flexibility.
05Payment Plan
Model your cash exposure
Published sources conflict — 50/50, 60/40 and 10/40/50 have all appeared. Pick a unit and a structure to see what it means in cash terms; we’ll confirm the real schedule before you book.
| Stage | Percentage | Amount |
|---|
06Competitive Landscape
Spectre isn’t competing with Downtown
It’s competing with other Al Jaddaf off-plan stock, ready Al Jaddaf inventory, and Healthcare City / Creek-side rentals — a liquid, apartment-dense market, not a scarce one.
| Area / product | Typical buyer | Price positioning | Key strength | Main weakness |
|---|---|---|---|---|
| Binghatti Spectre | Investor, professional, small family | AED 775K–3.5M+ | Central location, metro proximity, Binghatti brand | Off-plan supply risk; terms need verification |
| Ready Al Jaddaf | Yield investor, immediate end user | Often below new-launch pricing | Immediate occupation and rent | Older building quality/design varies |
| Other Al Jaddaf off-plan | Investor and end user | Similar segment | Multiple products and payment plans | Direct competition at handover |
| Dubai Creek Harbour | Premium end user / investor | Usually higher | Emaar brand, masterplan, waterfront | Higher entry price, lower yield |
| Business Bay | Professional / investor | Often higher | Central business location, rental depth | Higher AED/sq ft, more traffic |
| Healthcare City vicinity | Medical professionals, corporates | Varies | Strong tenant catchment | Less lifestyle-led |
Recent registered Al Jaddaf transactions
Not perfect like-for-like comparisons — but they’re why exact size, floor, view and payment plan matter more than the headline price alone.
07Find Your Fit
Which unit matches your goal?
Tell us what you’re optimizing for — we’ll point you to the right unit type.
Our recommended investment ranking
- Standard 1BR — best all-round option once price, size and payment plan are confirmed.
- Studio — best yield-led entry, if the compact layout works for your tenant.
- Standard 2BR — end-user appeal over maximum yield.
- Royal Suite — only where size, view or spec measurably justify the premium.
- 3BR — end-user-led, lower-yield.
- Office & retail — needs separate commercial due diligence.
08Before You Reserve
What our team confirms with you
A booking is only as good as the paperwork behind it. Here’s what we verify before you sign.
“Buy Binghatti Spectre for central connectivity, Al Jaddaf rental demand, and Binghatti’s new-build positioning — not simply for an assumed future capital gain.” — Throne Properties, Investment Brief, September 2026
Ready to look at the actual floor plans?
Our team will pull current availability, confirm the payment plan, and walk you through the unit that fits your goal.