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Academic City Binghatti Developers

Tilal Binghatti

Tilal Binghatti: four-bedroom villas from AED 4.26m at about AED 1,535 per sq ft on a 10 million sq ft masterplan, DLD project 4471, registered start July 2026.

From
AED 4,260,000
Payment plan
10 / 50 / 40
Handover
2028
Unit types
4 Bed – 6 Bed

Figures as at September 2026

Image: Binghatti Developers · computer-generated render

Key facts

Tilal Binghatti

3 verified3 developer stated4 market reported1 our calculationFigures as at Sep 2026
Starting price
AED 4,260,000AED 1,535 per sq ft at entryDeveloper stated
Handover
2028DLD register: Dec 2029Market reported
Down payment
10%10 / 50 / 40 planMarket reported
Developer
Binghatti Developers
DLD project no.
4471filed under Al Rowaiyah FirstVerified
Registered completion
Dec 2029on the Dubai registerVerified
Ownership
Freeholdforeign buyers may hold the title
Golden Visa
EligibleAED 2m threshold, subject to your own eligibility

Open the one-page factsheetPrint or save it as a PDF. Same figures, same review date.

The project

About Tilal Binghatti

Tilal Binghatti is Binghatti Developers’ first master-planned community, a villa and townhouse development of roughly 10 million square feet on the eastern edge of Dubai, beside Dubai International Academic City and off Emirates Road.

The Dubai Land Department carries it as project 4471 under Binghatti Developers FZE, filed in Al Rowaiyah First, with a registered construction start of 1 July 2026 and a declared project value of AED 2.1 billion. The land itself changed hands on 23 January 2026: a parcel of 621,815.53 square metres, about 6.69 million square feet, recorded on the register at AED 3,130,254,657.

The homes are villas rather than apartments, which is a departure for a developer known for towers. Binghatti’s own price panel runs from a 2,775 sq ft four-bedroom townhouse at AED 4,260,000 to a 6,814 sq ft six-bedroom grand mansion at AED 16,000,000, with three grades of five-bedroom in between. Market listings describe around 1,200 homes across four named districts, Tilal Dunes, Tilal Oasis and the two Tilal Islands collections, with Tilal Dunes as the first phase.

Tilal Binghatti villa street at dusk, Academic City Dubai
Render: Binghatti Developers · subject to change
  • Dubai Land Department project 4471, filed in Al Rowaiyah First
  • Binghatti's first master-planned community, roughly 10 million sq ft
  • Four-bedroom townhouses from AED 4,260,000 at about AED 1,535 per sq ft
  • Six grades from 2,775 sq ft townhouse to 6,814 sq ft grand mansion

What does it cost

Pricing by unit type

Published starting prices

Developer stated
Starting price, size and price per square foot for each unit type
UnitSize, sq ftPrice fromPer sq ft
4 Bedroom Townhouse2,775AED 4,260,0001,535
5 Bedroom Premium Villa2,824AED 5,100,0001,806
5 Bedroom Premium Plus Villa2,824AED 5,560,0001,969
5 Bedroom Grand Villa2,824AED 6,250,0002,213
6 Bedroom Mansion4,162AED 6,900,0001,658
6 Bedroom Grand Mansion6,814AED 16,000,0002,348

Per sq ft is our own calculation, the starting price over the smallest size in the type, so it is a floor rather than an average (AED 1,535 to 2,348). Prices and availability change without notice.

How you pay

The payment plan

The split, and what each stage costs at the entry price of AED 4,260,000. Cash figures are our arithmetic on the published plan, before fees.

Market reported

This schedule reaches us through market sources, not the developer’s published material. Treat the split as indicative and confirm it in the sale and purchase agreement.

On booking

AED 426,000

At booking

10% paid by this point

During construction

AED 2,130,000

Build registered to start 1 Jul 2026

60% paid by this point

On handover

AED 1,704,000

Marketed 2028 · DLD Dec 2029

100% paid by this point

What Tilal Binghatti costs to get into

The headline price is not the cheque. These are the charges that fall on a Dubai off-plan purchase at the entry unit, followed by the staged plan in money rather than percentages.

Cost of entry

Purchase pricethe published entry unitAED 4,260,000
Land Department registration4% of the declared value, registered through Oqood. It is not a second 4%.AED 170,400
Trustee office feeincluding VAT, at the tier for this priceAED 4,200
Developer administrationset by the developer and confirmed on the reservation formAED 1,000 to AED 6,000
To own it outrightbefore any financeAED 4,435,600 to AED 4,440,600

Excludes mortgage arrangement and valuation, conveyancing, furnishing and service charges once the building is running. The full schedule is in our guide to the true cost of buying off-plan in Dubai.

The plan in money

StageShareAmountPaid by then
On booking10%AED 426,000AED 426,000
During construction50%AED 2,130,000AED 2,556,000
On handover40%AED 1,704,000AED 4,260,000

Registration costs fall at the start, alongside the booking payment. The schedule that governs your purchase is the one written into the sale and purchase agreement.

Yield scenario

Scenario, not a forecast

Change any figure. The arithmetic is ours; the assumptions are yours. Rent is seeded from the district gross yield and the service charge from a generic rate per square foot, because the contracted service charge for a tower is set at handover.

Gross yield
—
Net yield
—
Net income a year
—
Cash in before handover
—

Net yield here is rent after vacancy, less the service charge, management and whatever you enter as other costs, over the purchase price. It excludes finance, the registration costs above, furnishing and income tax in your own country.

Tilal Binghatti five-bedroom grand villa layout
Five-bedroom grand villa layout, 2,824 sq ft. · Render: Binghatti Developers

Residences

The residences

4 Bedroom Townhouse

2,775 sq ft

5 Bedroom Premium Villa

2,824 sq ft

5 Bedroom Premium Plus Villa

2,824 sq ft

5 Bedroom Grand Villa

2,824 sq ft

6 Bedroom Mansion

4,162 sq ft

6 Bedroom Grand Mansion

6,814 sq ft

Size bars run from 0 to 7,000 sq ft. Ranges are the published minimum and maximum for each type.

Pearl Beach lagoon at Tilal Binghatti, Dubai

Amenities

What is inside Tilal Binghatti

13 reportedMarket reported
  • Pearl Beach, a man-made beach of about 12,000 sq m
  • Swimmable lagoons at Alwaha
  • Aira Realm central park
  • 1.6 km cycling and jogging loop
  • Community gym and wellness studio
  • Swimming pools and kids club
  • Padel and basketball courts
  • Retail boulevard
  • Nursery, clinics and a mosque
  • Children's play areas and pet parks
  • Green corridors with more than 20,000 trees planned
  • EV charging points and solar generation
  • Landscaped noise buffers along the E611

Pearl Beach, the swimmable lagoon at the centre of the Tilal Binghatti amenity programme. · Render: Binghatti Developers

Around fifty amenities are described across Binghatti’s project page and the listings for the scheme. The schedule that binds is the one written into your sale and purchase agreement.

10 min20 minDubai Silicon Oasis10 minDubai Creek Harbour15 minMeydan Racecourse18 minDowntown Dubai and Dubai Mall20 minTilal Binghatti

Developer-published drive times, off-peak and untimed. Rings at 10-minute intervals.

Location intelligence

Al Rowaiyah First, beside Dubai International Academic City

  • Dubai Creek Harbour15 min
  • Meydan Racecourse18 min
  • Downtown Dubai and Dubai Mall20 min
  • Dubai Silicon Oasis10 min

The plot sits on the eastern edge of Dubai in Al Rowaiyah First, the sub-community the Land Department files it under, beside Dubai International Academic City and within the wider Dubailand belt. Listings use all three names for the same ground, so check the project number 4471 rather than the marketing area name when you verify a unit. Emirates Road (E611) runs along the development and Dubai–Al Ain Road (E66) and Sheikh Mohammed Bin Zayed Road (E311) are the other two arteries. Dubai Silicon Oasis, International City and Liwan are the established neighbours. The drive times below are developer-quoted and off-peak.

Area guide: Academic CityArea guide: Dubailand

Property ownership and regulation in Dubai

UAE property law is set emirate by emirate, not federally. What follows applies in Dubai and does not carry across to other emirates.

Regulator
Dubai Land Department (DLD), with the Real Estate Regulatory Agency (RERA) as its regulatory arm
Property register
Property Register for title deeds; the Interim Real Property Register, known as Oqood, for off-plan
Foreign ownership
Freehold, open to all nationalities in designated areas

Off-plan and escrow

Law No. 8 of 2007 requires every off-plan project to hold buyer money in a project-specific escrow account, ring-fenced from the developer creditors, with releases against certified construction milestones. Law No. 13 of 2008 creates the interim register and makes an unregistered off-plan disposition void. Law No. 19 of 2020 sets the maximum a developer may retain if a purchase fails, and those limits are public order, so no contract can override them.

Ownership in detail

Foreign nationals may hold freehold title in areas designated for foreign ownership. Outside those areas, ownership is restricted to UAE and GCC nationals.

Sources: dlp.dubai.gov.ae, dubailand.gov.ae.

Verified fact sheet

Get the current numbers for Tilal Binghatti, unit by unit

One reply from an adviser who has priced the current release. No obligation, and we never sell your details.

  • Units released this week, with prices
  • The payment schedule in writing
  • Floor plans, chargeable areas and plot sizes
  • Our score reasoning, factor by factor
Request the fact sheetRead the verdict first

Who is behind it

Binghatti Developers

Founded
2008
Headquarters
Dubai, United Arab Emirates
Projects delivered
50
On OffPlan Insider
4 projects
Developer profile and track recordbinghatti.com

Regulator’s record

What the Dubai Land Department record says

Tilal Binghatti is on the Dubai Land Department register as project 4471, under Binghatti Developers FZE, filed in Al Rowaiyah First, with a registered construction start of 1 July 2026 and a declared project value of AED 2.1 billion. The land transaction sits on the same register. Any buyer can read the file free on the Dubai REST app before paying anything.

01

Registered, and the land is already bought

Project 4471. Filed in Al Rowaiyah First. Declared project value AED 2.1 billion.

The register carries two things worth separating. The declared project value of AED 2.1 billion is the build. The land is a separate entry: on 23 January 2026 a parcel of 621,815.53 square metres, about 6.69 million square feet, was recorded at AED 3,130,254,657, with a second same-day entry against the same parcel logged as a gift at AED 402,281,450.

That works out at roughly AED 468 per square foot of land before a wall goes up, against an entry price of about AED 1,535 per square foot of built area. It also tells you the registered parcel is close to the 6.7 million square feet the market describes as Tilal Dunes, the first phase, rather than the full ten million.

02

A July 2026 start on a file still carried as pending

Registered construction start 1 July 2026. Register status pending.

Pending is the register’s state for a project whose file is open and whose start date has been set but which has not yet moved into active reporting. Binghatti Spectre in Al Jaddaf sits the same way.

What that means for a buyer is simply that there is no inspection reading to check yet. The first one will be the first real measurement of the programme, and it is the number to ask for by name rather than accepting a general assurance about progress.

03

Two completion dates, and only one of them binds

Sales channels quote 2028. The register file reads later.

Binghatti’s sales partners and the listings quote a 2028 handover. The Land Department file, as republished by UAE Property Checker, reads an anticipated completion in late 2029.

Neither is the one you can enforce. The date that binds is the one written into your sale and purchase agreement, so ask for it in the contract rather than in a brochure, and ask which of the two it matches.

Pull the same record yourself: Dubai REST app or the DLD Project Status Enquiry service, project 4471. We last read it on 13 Sep 2026.

Questions buyers ask

Answered from the record, not the brochure

Anything not covered here, an adviser will answer against the same sources.

Ask a question
01What is Tilal Binghatti?

Binghatti Developers’ first master-planned community: villas and townhouses across roughly 10 million square feet on the eastern edge of Dubai, beside Dubai International Academic City. The Dubai Land Department carries it as project 4471 with a registered construction start of 1 July 2026 and a declared project value of AED 2.1 billion.

02Where is Tilal Binghatti?

In Al Rowaiyah First, the sub-community the Land Department files it under, beside Dubai International Academic City and inside the wider Dubailand belt, with Emirates Road (E611) running along it. Listings use all three names for the same ground.

03What is the starting price at Tilal Binghatti?

Binghatti’s own price panel opens at AED 4,260,000 for a 2,775 sq ft four-bedroom townhouse, which is about AED 1,535 per square foot. Five-bedroom villas start at AED 5,100,000, the six-bedroom mansion at AED 6,900,000 and the six-bedroom grand mansion at AED 16,000,000.

04What is the payment plan at Tilal Binghatti?

An authorised sales partner publishes a 10/50/40 structure: 10 per cent on booking, 50 per cent across construction and 40 per cent on handover. On a AED 4,260,000 townhouse that is AED 426,000 to book and AED 1,704,000 at handover. Confirm the stages and their triggers on your reservation form and in the SPA.

05When does Tilal Binghatti complete?

Binghatti’s sales channels quote 2028. The Land Department file, as republished by UAE Property Checker, reads an anticipated completion in late 2029. The date that binds is the one written into your sale and purchase agreement.

06Is Tilal Binghatti registered with the Dubai Land Department?

Yes. It is project 4471 under Binghatti Developers FZE, filed in Al Rowaiyah First, with a registered construction start of 1 July 2026 and a declared project value of AED 2.1 billion. Read the file on the Dubai REST app before you transfer anything.

07How many homes are there at Tilal Binghatti?

Market listings describe around 1,200 villas and townhouses across four named districts: Tilal Dunes, Tilal Oasis and two Tilal Islands collections. Tilal Dunes is the first phase at roughly 6.7 million square feet, which is close to the 621,815.53 square metre parcel recorded on the register.

08What villa types are available at Tilal Binghatti?

Six grades on Binghatti’s price panel: a 2,775 sq ft four-bedroom townhouse, three five-bedroom villas all at 2,824 sq ft (Premium, Premium Plus and Grand), a 4,162 sq ft six-bedroom twin mansion and a 6,814 sq ft six-bedroom grand mansion. A seven-bedroom standalone appears in listings for the scheme.

09Why do the three five-bedroom villas cost different amounts for the same size?

All three are 2,824 sq ft. Premium is AED 5,100,000, Premium Plus AED 5,560,000 and Grand AED 6,250,000, which is roughly AED 1,806, AED 1,969 and AED 2,213 per square foot for identical area. The difference is specification and position rather than space, so ask for the schedule of finishes and the plot map that separates them before you pay the step up.

10Will Tilal Binghatti be near the Metro?

Academic City is one of the districts named for a station on the Dubai Metro Blue Line, which is scheduled to open on 9 September 2029. Until then the connection that works is Emirates Road (E611), which runs along the development.

11Is Tilal Binghatti freehold?

The eastern Dubailand belt around Academic City is designated freehold, so a foreign buyer can hold the title outright. Confirm the designation for your specific plot on the title documents before you sign.

12What amenities does Tilal Binghatti have?

Around fifty are described, anchored by Pearl Beach with a man-made beach of about 12,000 sq m, swimmable lagoons at Alwaha and the Aira Realm central park, plus a 1.6 km cycling and jogging loop, padel and basketball courts, a retail boulevard, nursery, clinics and a mosque. The schedule that binds is the one in your SPA.

13What should I verify before booking at Tilal Binghatti?

Five things: project number 4471 on your reservation form, the escrow account named on your SPA checked against the live register on the day you pay, the plot and built-up area on your own unit schedule, the price list dated to the day you sign, and the handover date and default terms as written into the contract.

What changed on this page

Tilal Binghatti is kept as a running record. Every check against the register is logged here with the date it was made.

    • Page published. Land Department file 4471 read on the day: Binghatti Developers FZE, Al Rowaiyah First, registered start 1 July 2026, declared project value AED 2.1 billion, status pending.
    • Land transaction of 23 January 2026 recorded: 621,815.53 sq m at AED 3,130,254,657, with a same-day gift entry at AED 402,281,450 against the same parcel.
    • Prices and layout sizes taken from Binghatti’s own project page; the 10/50/40 payment structure from an authorised sales partner.
    • Noted the gap between the 2028 handover quoted in sales material and the later date on the register file.

The short version

What stands out, and what to check

The points for and against, read off the figures set out above. We do not score or rank projects.

What to check5

  • The three five-bedroom grades are all 2,824 sq ft. Premium at AED 5,100,000, Premium Plus at AED 5,560,000 and Grand at AED 6,250,000 work out at roughly AED 1,806, AED 1,969 and AED 2,213 per sq ft for identical area, so the step up buys specification and position rather than room. Ask to see exactly what changes between the three before you pay the difference.
  • The register lists a 1 July 2026 start and carries the project as pending. Binghatti’s sales channels quote a 2028 handover while the register file reads later, so put both dates to the sales team and get the one that goes into the SPA.
  • This is the developer’s first masterplan. Binghatti has a long record of delivering towers, and a community of this size is a different exercise in phasing, infrastructure and amenity delivery.
Show 2 more
  • The eastern edge is a car-dependent address until the Blue Line opens. The E611 is at the door, which is the connection that works today.
  • The payment schedule circulating is 10/50/40 from sales-partner material rather than a developer schedule. Confirm the stages and their triggers in your reservation form.

In short

Tilal Binghatti is a rate play on villa space. At about AED 1,535 per sq ft on the entry townhouse you are buying a four-bedroom home for what a central one-bedroom costs, and the trade is distance: this is the eastern edge of the city, off Emirates Road, with the Metro still a plan rather than a platform. What makes it more than a plot on a map is that the land is bought and recorded, the file is open on the register as project 4471, and the amenity programme is specified rather than gestured at. What makes it a project to test rather than assume is that it is Binghatti’s first community, that the marketed and registered completion dates do not match, and that the payment schedule is still market talk. Buy it for the space, the rate and the Blue Line alignment. Treat the handover date as the open question and the five-bedroom grade ladder as the thing to make the sales team justify line by line.

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What you get back on Tilal Binghatti

  • Current availability

    Which units are actually released this week, with prices per unit rather than a “from” figure.

  • Payment schedule in writing

    The split the developer will commit to in the SPA, not the one portals circulate.

  • Floor plans and plot sizes

    Chargeable area, plot dimensions and the layout for each unit type, so you can compare the price per foot like for like.

Independent research, not a broker. No obligation, and we never sell your details. Record last reviewed 13 Sep 2026.

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Elsewhere by Binghatti Developers

Where this sits

DeveloperBinghatti Developers4 projects analysedAreaAcademic CityFree zone · DubaiAreaDubailandDistrict · DubaiBuyer guideThe true cost of buying off-planFees, charges and the sums buyers miss

How we checked this

Sources and verification

8 sources · reviewed 13 Sep 2026

SourceWhat it supportsTypeChecked
Binghatti project page for Tilal BinghattiStarting prices by grade, built-up areas, amenity programme, drive times and the project rendersDeveloper material13 Sep 2026
Dubai Land Department project fileProject number 4471, developer entity, filed area, registered start, declared project value, land transactions, anticipated completionPrimary register13 Sep 2026
Dubai Real Estate DataCross-check on the registered start date, filed area and register statusRegister-derived data13 Sep 2026
PropsearchMasterplan scale, first-phase size, sub-community names, plot coordinates and the first trace milestoneMarket databaseSep 2026
OPRThe count of around 1,200 homes and the four named districtsMarket listingSep 2026
Metropolitan Premium PropertiesUnit specification detail and the Academic City location framingMarket listingSep 2026
Authorised sales partner siteThe 10/50/40 payment structure and the expression-of-interest amountsSales partner material13 Sep 2026
Roads and Transport Authority, Metro Blue Line routeAcademic City among the named Blue Line stations and the 9 September 2029 openingPrimary authoritySep 2026

How OffPlan Insider checks a project

How to read the figures on this page

  • Prices and layout sizes come from Binghatti's own project page, read on 13 September 2026. Ask for the current price list against a specific plot and phase.
  • The 10/50/40 payment schedule and the EOI amounts are published by an authorised sales partner rather than by Binghatti directly. Confirm them on your reservation form.
  • The home count of around 1,200 and the four named districts come from market listings. The register carries the scheme as a single filing.
  • Drive times are developer marketing figures taken off-peak. Emirates Road access is the part of the location case you can verify on a map.
  • The Blue Line station at Academic City is on the published alignment for the line's 2029 opening. Read the RTA route map for the station list rather than a project brochure.

Figures as at September 2026.

Tilal Binghatti

From AED 4,260,000 · Handover 2028