Two things make Hills different from everything else Binghatti has built.
The first is the payment plan. Where the developer’s standard structure is 70/30, Hills runs 60/40 — meaning less capital committed during construction and more deferred to handover. For a buyer intending to mortgage, that is a materially better position: a UAE bank mortgage activates at handover and can convert up to 80% of the balance, so a larger handover portion means more of the purchase can be financed rather than funded from cash during the build.
The second is scale. This is a twin-tower development with 1,666 residential units and 21 ground-floor retail spaces — one of the largest projects Binghatti has undertaken outside the Meydan masterplan.
Studios, one and two-bedroom apartments, including two-bedroom layouts with private pools.
Filter live availability below.
The buildings
Tower A and Tower B, with a fluid façade referencing the contours of rolling hillsides. The curved geometry is functional as well as visual — the outward curve captures daylight at varying angles across the day, and the wave elevation stands out sharply against the rectilinear towers that dominate Al Barsha South.
That distinctiveness has been argued to carry a 5–10% premium on the secondary market. Treat the specific figure with caution — it is an estimate rather than a measured result — but the underlying logic holds: buildings with a recognisable silhouette perform better in portal listings, where a buyer scrolling forty thumbnails makes a decision in two seconds.
Unit sizes span approximately 446 to 1,888 sq ft, or 41 to 175 sqm depending on the source.
Every unit includes smart home automation — lighting, air conditioning, water heater control, smart door locks and app-based control. This is fitted as standard rather than as an upgrade, which is worth noting because retrofitting it later costs considerably more than it adds to a rental listing.
Amenities
Infinity pool. Kids’ swimming pool. Private pools attached to selected two-bedroom units, some with jacuzzi. Mini amphitheatre. Gym. Spa. Dedicated sports facilities. Zen garden. Jogging lane. Outdoor yoga area.
The mini amphitheatre and Zen garden are the unusual entries. Both signal a building designed around the idea that residents spend time in the common areas rather than passing through them — which matters more in a 1,666-unit development than in a small one, because at that scale the amenity deck is effectively the neighbourhood.
Service charges are estimated around AED 15 per sq ft.
Location — Dubai Science Park
Dubai Science Park is a specialised free-zone community in Al Barsha South 2, built around science, health and pharmaceutical businesses. Its residential value comes from what sits next door.
From Hills
Approx.
Dubai Hills Mall
3 min
Mall of the Emirates
10 min
Dubai Miracle Garden
5 min
Dubai Butterfly Garden
5 min
Downtown Dubai
20 min
DXB Airport
25–30 min
Access runs via Umm Suqeim Road, Al Khail Road (E44) and Sheikh Mohammed Bin Zayed Road (E311). A future metro station is planned nearby, which if delivered would be a significant value driver — metro proximity reliably lifts both rents and capital values in Dubai.
The free-zone employment base is the underrated part. Science, health and pharma businesses operate on site, and Dubai Knowledge Park and Internet City are a short drive away. That produces professional tenant demand within walking or short-driving distance, which is more durable than demand that depends purely on price.
Pricing, payment and timing
Published entry pricing has been quoted at AED 777,777, with AED 728,000 and AED 800,000 also appearing across sources. Two-bedroom units with private pools price above the standard range.
The payment plan is 60/40 — 60% across the construction period in a compressed instalment schedule, 40% at handover. Reports describe an eight-instalment structure, which is shorter than the typical 24 to 36-month off-plan commitment and means less time carrying the obligation.
Handover has been cited variously as Q2 2026, Q3 2026 and Q4 2026, with one construction update recording 25.03% completion at an earlier point. Those dates have now passed or are close — confirm current status, because it determines whether the 60/40 structure still applies or whether you are buying ready.
Add DLD 4% plus registration and trustee fees for all-in costs of roughly 7–8%.
Indicative pricing. Check xploon.com for current prices and availability.
The investment read
The 60/40 structure is the differentiator for anyone using leverage. Deferring 40% to handover means a larger share of the purchase can be converted into mortgage debt at up to 80% loan-to-value when the bank facility activates, rather than being funded from cash across a construction period. For a buyer building a portfolio rather than a single unit, that difference in capital efficiency compounds.
Capital appreciation accrues on the full property value from booking regardless of how much you have paid in, which is the structural advantage of any off-plan purchase and is amplified when less cash is committed early.
The location case rests on adjacency. Dubai Hills Mall at three minutes puts residents next to one of Dubai’s major retail destinations without paying Dubai Hills Estate prices, and the planned metro station is genuine upside if it materialises.
The risk is volume. 1,666 units across two towers reaching handover together is a substantial amount of stock entering one rental market simultaneously. The studios and one-bedrooms will be the most crowded. The two-bedroom units with private pools are the differentiated stock and face far thinner competition — that is where the scarcity is.
Founded 2008 by Hussain Binghatti; architectural division established 2013 by Muhammad Binghatti, now CEO and Chairman. Over 25,000 units delivered across 60-plus completed developments, portfolio above AED 80 billion.
Hills sits within a cluster of Binghatti projects in Dubai Science Park alongside Hillside and Hillviews, which is useful for a buyer — you can compare three developments by the same builder in one district and assess the differences in specification, pricing and amenity directly.
Full vertical integration in design, engineering and construction drives 12 to 18 month delivery cycles. Over 20% of all new Dubai project completions in 2025 were Binghatti’s, with reported cancellation rates below 1%. H1 2026 profit reached AED 3 billion on 50% revenue growth.
All payments sit in a RERA-regulated project escrow, released against verified construction milestones.
Direct from Binghatti, no broker, no commission. Filter above for current availability across both towers, floor plans and payment terms.
Frequently asked questions
It means 60% of the purchase price is paid across the construction period and 40% at handover, against Binghatti's more usual 70/30. The practical benefit is that a larger share can be converted into mortgage financing when a UAE bank facility activates at handover, at up to 80% loan-to-value, rather than being funded from cash during the build. Reports describe the construction portion as a compressed eight-instalment schedule.
Selected two-bedroom units include private pools, some with jacuzzi. These are a limited subset of the 1,666 total units and face significantly less internal competition at letting or resale than the studio and one-bedroom stock, which makes up the bulk of the development.
Yes, fitted as standard rather than as a paid upgrade. The system covers lighting, air conditioning, water heater control, smart door locks and app-based control of all of them. Retrofitting equivalent automation after handover costs considerably more than it typically adds to achievable rent.
Approximately three minutes by car. Dubai Science Park sits adjacent to Dubai Hills Estate, which puts residents next to one of Dubai's major retail destinations without paying Dubai Hills Estate property prices. A future metro station is also planned nearby.
