The two Binghattis
Read the register and Binghatti resolves into two businesses that happen to share a name. At the top there is Bugatti Residences in Business Bay, with 20 recorded purchases at a median of AED 29,100,000 and AED 7,374 per square foot. Then Mercedes-Benz Places in the Burj Khalifa district, 17 purchases at AED 17,600,000 and AED 5,502. Then Burj Binghatti Jacob & Co. Residences, 18 purchases at AED 11,500,000 and AED 3,523. These are the developments that generate the headlines, and the products are genuinely exceptional in the literal sense — very few of them exist. At the other end sits the actual business. Binghatti Skyflame 1 in Majan: 545 recorded purchases at a median of AED 570,000 and AED 1,371 per square foot. Skyflame 2, also Majan: 271 purchases at AED 575,000. Binghatti Elite in Dubai Production City: 82 purchases at AED 580,000. Binghatti Vintage in Majan is the single largest seller in the portfolio at 614 purchases and a median of AED 698,999. Add the three branded towers together and you get 55 recorded purchases — 1.2% of Binghatti's 4,425. Add the developments with a median under AED 1 million and you get 2,546, or 58%. The company that makes the news and the company that sells the apartments are not the same company, and knowing which one you are being sold matters.
Bugatti Residences: 20 purchases at AED 29.1m. Skyflame 1: 545 purchases at AED 570,000. Same developer, same year.
The ladder, in full
Comparing Binghatti developments on headline price is close to useless because unit sizes differ so much. Per square foot is the comparison that survives, and here the ladder is unusually clean. At the top: Bugatti Residences at AED 7,374, Mercedes-Benz Places at AED 5,502, Binghatti Skyblade in the Burj Khalifa district at AED 3,930, Burj Binghatti Jacob & Co. at AED 3,523. In the middle: One by Binghatti at AED 2,827, Binghatti Skyhall in Business Bay at AED 2,686, Binghatti Hillcrest at AED 2,211, Binghatti Cullinan in Al Jaddaf at AED 2,205, Binghatti Hillside at AED 2,122, Binghatti Luxuria at AED 1,939, Binghatti Skyterraces in Dubai Sports City at AED 1,922, Binghatti Vintage in Majan at AED 1,852. At the bottom: Binghatti Titania at AED 1,623, Binghatti Elite at AED 1,533, Binghatti Haven at AED 1,476, Skyflame 2 at AED 1,391 and Skyflame 1 at AED 1,371. What drives that ladder is district, almost entirely. Business Bay and the Burj Khalifa area sit at the top; Majan, Dubai Production City and Dubai Sports City sit at the bottom. It is not a quality ladder in any way the register can show — it is a map of Dubai land values with a single developer's name on every rung. That is the practical use of this page: if you are comparing two Binghatti buildings, the number that tells you something is the per-square-foot rate, and the thing it is mostly telling you about is the postcode.
The Binghatti ladder is a map of Dubai land values, not a quality ranking. Compare per square foot, and read it as a postcode.
What the volume tells you about supply
Binghatti registered 10,944 units with the Dubai Land Department for 2026 — more than double any other developer in the emirate. Set that against the transaction record and the shape becomes clear: 4,425 recorded purchases across 38 developments, with the great majority in a handful of large, affordable, studio-heavy buildings in inland districts. Skyflame 1, Skyflame 2 and Vintage alone account for 1,430 purchases, and all three are in Majan. That concentration has a direct consequence for anyone buying one of them. Your competition at letting and resale is not the wider Dubai market — it is several hundred near-identical units inside your own building, plus the same developer's next building in the same district, arriving at roughly the same time. It is the single most important thing to understand about buying Binghatti at the affordable end, and it is invisible from any individual project page. At the branded end the position inverts entirely. Twenty units at Bugatti Residences is scarcity in the true sense, and the reason those prices hold is that the supply cannot be repeated. Both ends are coherent products. They are simply opposite ones, and the marketing language around them is often the same.
Skyflame 1, Skyflame 2 and Vintage: 1,430 purchases, all in Majan. Your competition is the building next door.
What we cannot tell you
Three limits worth stating, because the value of this is that it can be checked. The register records what was paid, not what was asked, so we cannot tell you the discount any individual buyer negotiated. It carries one procedure type per off-plan row, so a developer first sale cannot be separated from a resale — a high median in a small development could reflect resale activity rather than launch pricing. And it says nothing about build quality, finish or delivery. Binghatti's delivery record is respectable by mid-market standards and it builds faster than most of its peers, but that is an observation from tracking filed completion dates, not something these price figures demonstrate. Everything above comes from the Dubai Land Department's own open transaction register for 2026, aggregated per development and recomputed rather than taken from marketing. Anyone can reproduce it from the same source.
Prices paid, not prices asked. And nothing here measures build quality — only what changed hands.