Hillside is the focused one of the three Binghatti projects in Dubai Science Park. Where Hills runs 1,666 units across twin towers and Hillviews spans studios to two-beds, Hillside concentrates on studios and one-bedroom apartments in a single 21-floor tower rising over a hillside-inspired podium.
The narrower proposition is the point. A building that does one thing does it without compromise, and in a district where the tenant base is dominated by professionals working in the surrounding free zones, studios and one-beds are what the market actually absorbs.
From AED 775,000, on a 70/30 payment plan.
Filter live availability below.
The building
21 floors above a podium designed to echo hillside contours — a continuation of the design language across Binghatti’s Dubai Science Park cluster, where Hills uses a rolling wave elevation and Hillside carries the theme into the podium massing.
Interiors are specified as premium, and the building includes Masaken Luxury concierge service. That last detail deserves attention because concierge provision is rare at this price point in Dubai. It is normally found in Downtown and Palm Jumeirah stock at three to four times the entry price. In a rental listing, a concierge is a differentiator that a competing building two streets away cannot match without restructuring its service charge.
It is also a cost. Concierge is a permanent operating expense funded from service charges, so confirm the figure before modelling returns — the amenity is only an advantage if the rent premium it enables exceeds what it costs you annually.
Sunken seating is a small design decision with a practical effect in Dubai — recessed, shaded social areas are usable for more months of the year than exposed decks, which extends the period during which the amenity actually gets used rather than photographed.
Location — Dubai Science Park
Dubai Science Park sits in Al Barsha South, a specialised business community for science, health and innovation companies, minutes from Dubai Miracle Garden and the Dubai Butterfly Garden.
From Hillside
Approx.
Dubai Hills Mall
5 min
Mall of the Emirates
10 min
Dubai Miracle Garden
5 min
Downtown Dubai
20–25 min
DXB Airport
25–30 min
Al Maktoum (DWC)
30 min
Access is via Al Khail Road (E44), Umm Suqeim Road and Sheikh Mohammed Bin Zayed Road. Both of Dubai’s international airports sit within roughly half an hour.
The free-zone employment base matters more here than the highway access. Science, health and pharma companies operate within the district, and Dubai Knowledge Park and Internet City are nearby. Tenants who work within a few minutes of home are less likely to relocate for a marginal rent saving, which shows up as longer average tenancies and lower void periods.
Pricing, payment and timing
Published entry pricing starts at AED 775,000 for studios, with one-bedroom apartments above that.
The payment plan is 70/30 — the standard Binghatti structure, with 20% at booking, 50% across construction and 30% at handover. Note that this differs from Hills next door, which runs 60/40. If deferring capital to handover matters to your financing, that difference between the two projects is worth weighing directly.
Handover was scheduled for Q2 2026, which has now passed. Confirm current completion status, as it changes both the payment structure available and whether you can inspect the actual unit before purchase.
Add DLD 4% plus registration and trustee fees for all-in acquisition costs of roughly 7–8%.
Indicative pricing. Check xploon.com for current prices and availability.
The investment read
Hillside is a yield proposition with a service differentiator.
Studios and one-bedrooms are the highest-percentage-yield unit types in almost every Dubai district, because rent per square foot rises as unit size falls. Concentrating the entire building in those two types means every unit in it sits in the strongest yield band.
The concierge is the variable that could push achievable rent above the district norm. A tenant choosing between two similar one-bedrooms will pay more for the building with a staffed lobby, package handling and a point of contact — those are the things that make a rental feel serviced rather than merely let. Whether the premium exceeds the service charge cost is the calculation to run, and it needs the actual charge figure rather than an estimate.
Against that: 21 floors of studios and one-beds means concentrated internal competition at letting time, in a district where Binghatti is simultaneously delivering Hills and Hillviews. Three developments by the same builder reaching completion in the same area within a similar window is a meaningful amount of supply. Position, floor and orientation within the building will do more work than the district average suggests.
Dubai Science Park’s underlying case — free-zone employment, Dubai Hills Mall adjacency, planned metro — is solid, but it is the same case that Hills and Hillviews are also making.
Founded 2008 by Hussain Binghatti and his sons, with the architectural division established in 2013 under Muhammad Binghatti, now CEO and Chairman. Over 25,000 units delivered across 60-plus completed developments, with a portfolio above AED 80 billion including the branded Burj Binghatti Jacob & Co Residences and Mercedes-Benz Places collaborations.
The Dubai Science Park cluster — Hillside, Hills and Hillviews — represents a district-level commitment rather than a single opportunistic plot, which generally correlates with better long-term management continuity across the buildings.
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%.
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, floor plans and payment terms.
Frequently asked questions
Both sit in Dubai Science Park but they differ in scale, mix and terms. Hillside is a single 21-floor tower of studios and one-bedrooms on a 70/30 payment plan, with concierge service. Hills is a twin-tower development of 1,666 units including two-bedrooms with private pools, on a 60/40 plan. If deferring capital to handover matters for your financing, Hills has the better structure; if you want a smaller building with concierge, Hillside does.
Handover was scheduled for Q2 2026, which has now passed, so the project should be at or near completion. Confirm current status through the filters above — if it has completed, you can inspect the actual unit and rental income can begin immediately.
Yes. The building includes Masaken Luxury concierge, which is uncommon at this price point in Dubai and normally found in stock priced three to four times higher. It is a genuine rental differentiator, though it is also a permanent service charge cost — confirm the annual figure before modelling net returns.
It is a specialised free-zone community in Al Barsha South built around science, health and innovation businesses, which gives it a professional resident base working within the district. Dubai Hills Mall is roughly five minutes away, Mall of the Emirates ten, and both international airports within half an hour. Dubai Miracle Garden and the Butterfly Garden are minutes away.
