Binghatti Starfall (Al Jaddaf) — SKID Score 5.8/10

Key information

Delivery date: Sep 2028
Location: Dubai, Al Jaddaf, Binghatti Starfall
Payment plan: On request
Property types: Apartment
Government fee: 4%
Ownership type: Freehold
Starting price / sq.ft: AED 2,378 / sq.ft
Unit sizes: From 348 sq.ft
SKID score: 5.8 / 10 (Proceed with caution)

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Payment plan

Milestone payment plan available on request

Simulate custom installment schedules or request the latest developer rate card.

Project timeline

Project announcement
Binghatti Developers official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Sep 2028

About the project

Proceed with caution.

Several evidenced factors are weak.

Asking price is 20.6% above nearby closed sales (+AED 406/sq.ft.)

Published starting price per sq ft is notably above historical closed transactions in this district.

Amenities

Covered Parking
Lobby
Covered Gym
Lift
Sitting Area
Yoga Area
Kids’ Play Area
Social Zone
Pool Deck
Fountain
Children’s Pool
Dining outlets (coffee houses & restaurants)
Retail Outlets
Adults’ Pool
Security & CCTV
Private Pool
Accessibility for people with disabilities
Sundeck

Units

from developer

Studio

Floor plan not published by source

348 sq.ft · AED 2,378 / sq.ft

From AED 828K

1 BR

Floor plan not published by source

Size on request

Price on request

2 BR

Floor plan not published by source

Size on request

Price on request

Building

Floor plan not published by source

Size on request

Price on request

Floor plans & layouts

Floor plans not yet published by developer

Request the latest developer brochure and unit floor plan sheets on WhatsApp.

Request floor plans

Price comparison & DLD history

8-Factor Evidence Breakdown

7/8 factors backed by verified evidence (88% weight coverage) · skid-geo-v3.0-8factor

5.8/ 10

Historical DLD Transaction Context

Asking price is 20.6% higher than nearby completed homes (+AED 406/sq.ft.)

20.6% above comparable sales

The developer asks AED 827,999 (~AED 2,378/sq.ft. for a published 348 sq.ft. starting unit), while comparable residential homes in Al Jaddaf sold for a median of AED 1,972/sq.ft. (AED 686,650 for the same size).

1. Published Asking Price

AED 2,378 / sq.ft.

AED 827,999 starting price · 348 sq.ft.

2. Historical Nearby Closed Sales

AED 1,972 / sq.ft.

~AED 686,650 for the same size

3. Spread vs Historical Median

+AED 406 / sq.ft. (+20.6%)

+AED 141,349 vs historical median

Show bar comparison & transaction context

Published Launch AskAED 2,378 / sq.ft.

Historical Nearby Closed Sales MedianAED 1,972 / sq.ft.

Historical transaction context: The asking rate is 20.6% (~AED 141,349 on a 348 sq.ft. unit) above recent nearby completed homes in Al Jaddaf. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 20.6% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Get an available quotation

Select a verified unit bucket to inspect published pricing and payment milestones.

Official payment schedule is available on request from the developer. Open the calculator to inspect unit pricing and closing fees.

View full 8-factor score breakdown & recent DLD sales

Key takeaways before you buy

Plain-language summary of pricing, payment terms, and delivery outlook

Bottom Line

Asking price is 20.6% above nearby closed sales (+AED 406/sq.ft.)

The developer asks AED 2,378/sq.ft., whereas comparable homes in Al Jaddaf sold for a median of AED 1,972/sq.ft. (~AED 141,349 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+20.6% (+AED 406/sq.ft.)

Asking price is 20.6% above nearby closed sales (+AED 406/sq.ft.)

The developer asks AED 2,378/sq.ft., whereas comparable homes in Al Jaddaf sold for a median of AED 1,972/sq.ft. (~AED 141,349 higher for the same area).

Why this matters: The asking rate is 20.6% (~AED 141,349 on a 348 sq.ft. unit) above recent nearby completed homes in Al Jaddaf. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 20.6% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Competing Supply (Potential Risk)

15 Launches

15 competing off-plan launches tracked in Al Jaddaf — potential handover competition

SKID tracks 15 competing off-plan launches in Al Jaddaf. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover.

Why this matters: Future supply impact is a potential risk rather than a certainty: if multiple towers deliver in the same window, sellers may face longer marketing times or more competitive secondary resale pricing.

Handover Horizon (Potential Risk)

~2.4 Yrs (2028-09)

Estimated ~2.4-year horizon until 2028-09 target handover (~29 months)

Target completion is scheduled for 2028-09. SKID does not assume or predict developer delays, but a ~2.4-year construction window carries potential schedule and market-cycle exposure.

Why this matters: Capital committed during construction remains illiquid until handover, and multi-year timelines carry potential exposure to contractor pacing, phased delivery, and market shifts.

SKID intelligence

How does this project compare across all 8 factors?

Evidence Coverage: 7/8 factors (87.9%)
Methodology: skid-geo-v3.0-8factor

How SKID scores & compares projects

Last evaluated: 2026-11-02

Strong

• Handover sits in a typical 1–3 year off-plan window

Watch

• Amenities mention park
• Active UAE developer with established multi-project delivery history
• Service charge published at 16

Risk

• Published starting price vs historical DLD closed sales median: +20.6% above historical DLD closed sales median per sq ft in this community
• Busy pipeline: 15 other launches in Al Jaddaf
• 24 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)

See all 8 scoring factorsWhy SKID gave it 5.8

Why SKID gave it 5.8

Location

Weight: 27.6%

6.5/ 10

Amenities mention park

Entry price

Weight: 20.7%

3.2/ 10

Published starting price vs historical DLD closed sales median: +20.6% above historical DLD closed sales median per sq ft in this community

Developer

Weight: 20.7%

7.0/ 10

Active UAE developer with established multi-project delivery history

Supply / competition

Weight: 13.8%

5.0/ 10

Busy pipeline: 15 other launches in Al Jaddaf

Payment plan

Weight: 12.1%

Insufficient evidence (N/A)

Delivery risk

Weight: 6.9%

8.9/ 10

Handover sits in a typical 1–3 year off-plan window

Exit liquidity

Weight: 6.9%

4.5/ 10

24 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)

Service charges

Weight: 3.5%

7.1/ 10

Service charge published at 16

Factor	Weight	Score
Location Amenities mention park	27.6%	6.5/ 10
Entry price Published starting price vs historical DLD closed sales median: +20.6% above historical DLD closed sales median per sq ft in this community	20.7%	3.2/ 10
Developer Active UAE developer with established multi-project delivery history	20.7%	7.0/ 10
Supply / competition Busy pipeline: 15 other launches in Al Jaddaf	13.8%	5.0/ 10
Payment plan Insufficient evidence (N/A)	12.1%	Insufficient evidence (N/A)
Delivery risk Handover sits in a typical 1–3 year off-plan window	6.9%	8.9/ 10
Exit liquidity 24 primary off-plan registrations in this community (0 completed or secondary resales recorded yet)	6.9%	4.5/ 10
Service charges Service charge published at 16	3.5%	7.1/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-07	Off-plan · Apartment	AED 2.92M	1,648	1,769
2026-07-07	Off-plan · Apartment	AED 2M	1,078	1,855
2026-07-07	Ready · Apartment	AED 2.39M	1,677	1,425
2026-07-07	Off-plan · Apartment	AED 834K	334	2,501
2026-07-07	Off-plan · Apartment	AED 838K	334	2,511
2026-07-07	Off-plan · Apartment	AED 790K	329	2,404
2026-07-07	Off-plan · Apartment	AED 774K	328	2,359
2026-07-07	Off-plan · Apartment	AED 1.4M	657	2,128
2026-07-07	Off-plan · Apartment	AED 1.47M	698	2,107
2026-07-07	Off-plan · Apartment	AED 820K	330	2,489
2026-07-07	Off-plan · Apartment	AED 802K	332	2,416
2026-07-07	Off-plan · Apartment	AED 768K	330	2,327
2026-07-07	Off-plan · Apartment	AED 804K	332	2,422
2026-07-07	Off-plan · Apartment	AED 1.28M	640	1,993
2026-07-06	Ready · Apartment	AED 1.45M	993	1,460
2026-07-06	Ready · Apartment	AED 4.25M	2,239	1,898
2026-07-06	Off-plan · Apartment	AED 1.71M	804	2,124
2026-07-06	Off-plan · Apartment	AED 1.91M	1,073	1,783
2026-07-06	Ready · Apartment	AED 1.1M	1,234	891
2026-07-06	Off-plan · Apartment	AED 2.07M	1,287	1,613
2026-07-06	Ready · Apartment	AED 600K	348	1,723
2026-07-06	Off-plan · Apartment	AED 901K	333	2,707
2026-07-06	Off-plan · Apartment	AED 1.41M	648	2,170
2026-07-06	Off-plan · Apartment	AED 1.5M	690	2,177

Closed sales in this community. These are not this tower's own contracts unless the record says so.

Location

Dubai, Al Jaddaf, Binghatti Starfall

Interactive map ready (1 verified location)

· Al Jaddaf, Dubai

View project

Living in Al Jaddaf

Historical DLD Median

AED 1,972 / sq.ft

Historical DLD Sample

484 closed sales

Ownership

Freehold

Frequently asked questions

Is Binghatti Starfall a good off-plan investment in Al Jaddaf?

Binghatti Starfall in Al Jaddaf (Dubai) scores 5.8/10 (caution) on the independent SKID 8-factor off-plan model across 88% evidenced factor weight. Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price. Historical DLD Closed Transactions: matched closed sales in Al Jaddaf record a median of AED 1,972/sqft across 484 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-11-02).

Who is building Binghatti Starfall?

Binghatti Developers is the developer named on this launch.

When is handover for Binghatti Starfall?

The published handover is Sep 2028.

What is the starting price of Binghatti Starfall?

The published starting price is AED 828K.

What does the SKID screen mean for Binghatti Starfall?

The SKID screen for this launch in Al Jaddaf is 80 out of 100. It ranks the published payment plan, handover date, starting price, and whether a developer is named. It is not a buy signal. Run the simulation before you reserve.