Tilal Binghatti is Binghatti's first master planned community and its first villa and townhouse address in Dubai, covering over 10 million sq ft, or roughly 230 acres, in Al Rowaiyah, Dubailand. Homes start at AED 4.2 million for a 4 bedroom villa and reach AED 49.5 million for a 7 bedroom standalone home. Three projects are on sale now: Dunes, Oasis and Islands. The masterplan has a 12,000 sqm man made beach, water features and over 50 amenities. Dubai Silicon Oasis is 5 to 7 minutes away and Downtown Dubai about 20 minutes by road.

Tilal Binghatti is planned as a self contained, walkable district instead of a single tower, bringing private villas, landscaped open space, swimmable water features and lifestyle amenities into one destination. It is the developer's first horizontal, family focused project after years of high rise work, so residents are meant to shop, exercise and relax inside the neighbourhood instead of driving across the city for daily needs.

Three releases are on sale in Al Rowaiyah, Dubailand, each with its own character inside the same masterplan:

• Dunes at Tilal Binghatti : Binghatti | from AED 4.2 million | 4 bedroom villas
• Oasis at Tilal Binghatti : Binghatti | from AED 4.2 million | 4 bedroom villas
• Islands at Tilal Binghatti : Binghatti | from AED 6.9 million | 6 bedroom mansions

Dunes and Oasis open at the same price with the same bedroom count, so both compete at the entry level of the community. Islands starts in the mansion tier above them, at a price 64 percent higher than the entry villa.

The developer groups homes into 4 tiers: Townhouse (Villa), Townhouse Grand Unit (Grand Villa), Twin Villa (Mansion) and Standalone (Grand Mansion). Published starting prices and sizes are:

• 4 bedroom villa: AED 4,200,000 | 2,775 sq ft
• 5 bedroom premium villa: AED 5,100,000 | 2,824 sq ft
• 5 bedroom premium plus villa: AED 5,530,000 | 2,824 sq ft
• 5 bedroom grand villa: AED 6,250,000 | 2,824 sq ft
• 6 bedroom mansion: AED 6,900,000 | 4,162 sq ft
• 6 bedroom grand mansion: AED 16,270,000 | 6,814 sq ft
• 7 bedroom standalone villa: AED 49,500,000 | 10,602 sq ft

The 3 five bedroom grades share one floor area of 2,824 sq ft, so the price difference between them reflects specification and position rather than extra space. The jump from the 6 bedroom mansion to the grand mansion adds 2,652 sq ft and AED 9.37 million.

The community is aimed at people who work in the eastern corridor, not at buyers commuting to the coast every morning. Driving times from the site are:

• Dubai Silicon Oasis: 5 to 7 minutes
• Dubai International Academic City: 8 to 10 minutes
• Dubai International Airport: 15 minutes
• Dubai Creek Harbour: 15 minutes
• Meydan Racecourse: 18 minutes
• Burj Khalifa and Dubai Mall: 20 minutes
• Al Maktoum International Airport: 27 minutes

The 2 closest destinations are workplaces, not malls. Technology and free zone companies operate next door, and the university campuses close by employ teaching and administrative staff, which gives the area a resident tenant base that lives close to work.

The entry price of AED 4.2 million sets the audience before anything else does. The community fits:

• Large and multigenerational families: 4 to 7 bedroom homes, with mansion tiers above 4,000 sq ft
• Professionals in the eastern corridor: short drives to technology, education and airport jobs
• Investors targeting family tenants: large homes in a corridor where technology firms and university campuses employ nearby residents
• Second home buyers who want water access: a 12,000 sqm beach and lakes planned in the masterplan

It suits fewer people at the other end. There is no studio, 1 or 2 bedroom option, no ready home to move into today and no completed retail on site, so first time buyers, small households and anyone who needs a home this year should look elsewhere.

Everything inside the community is under construction, so daily life for the first buyers will depend on the districts already built next door. The technology district is 5 to 7 minutes from the site, the academic campuses 8 to 10 minutes, and the airport 15 minutes away for frequent travellers.

Inside the community, the beach, lakes, clubhouse, nursery, clinics, retail boulevard and mosque are part of the approved plan rather than open facilities. Buyers should read the amenity list as the delivered community at handover, not the version they will see on a site visit this year.

The Blue Line metro extension is planned for this corridor and includes a station at Academic City, which would replace the current road led access with a rail option. Until it opens, travel depends on E611 Emirates Road, D54 Hamdan Bin Zayed Road and E66 Dubai to Al Ain Road.

The corridor already holds an established technology district and the largest higher education cluster in the area, and this masterplan adds villas, retail and wellness space to it. What a buyer pays today reflects that finished plan and not the area as it stands.

Over 50 amenities are planned across the masterplan. The published list includes:

• Water and leisure: a 12,000 sqm man made beach, swimmable lakes and a clubhouse
• Sport and wellness: jogging and cycling tracks, sports courts and wellness and fitness facilities
• Family and daily needs: a nursery, clinics, a mosque, children's play areas and pet parks
• Green space and retail: landscaped parks, community green corridors and a retail boulevard

BINGHATTI TRACK RECORD IN DUBAI

Binghatti was founded in 2008 and has launched more than 70 projects, delivered over 20,000 units and built a portfolio worth above AED 30 billion. Its best known work includes branded towers such as Bugatti Residences and Mercedes Benz Places.

That record is vertical. Tilal is the first time the developer has taken on a horizontal masterplan of this size, which is the main question mark for a buyer: the delivery history is strong, but the community format is new for the brand.

The developer projects a rental yield range of 7 to 10 percent for the community. A projection is a forecast and not a recorded return, and the homes will only start earning after handover, so an investor's first working assumption should be the holding period before rent begins.

Prices and sizes reflect published figures at the time of writing and can change as new phases are released.

Drive times are approximate and vary with traffic. Amenities and infrastructure describe approved plans, and some are due to open in phases after handover.

This article is general information and is not financial or legal advice. Dubai Housing is operated by Honey Money Real Estates L.L.C., a brokerage registered with RERA (ORN 28658).

What types of homes are available in Tilal Binghatti?

The community has 4 and 5 bedroom townhouses, 6 bedroom twin villas and standalone villas, and 7 bedroom standalone homes. There are no apartments, studios or small unit options in the masterplan.

What is the cheapest home in Tilal Binghatti?

The entry point is a 4 bedroom villa from AED 4,200,000 at 2,775 sq ft. The 2 cheapest releases both open at that price, which sets the floor for the whole community.

How far is Tilal Binghatti from Dubai Silicon Oasis?

It is 5 to 7 minutes by car, and the academic campuses are 8 to 10 minutes from the community. Both are workplaces, which shapes the tenant profile of the area.

Is Tilal Binghatti good for families?

It is planned for families, with 4 to 7 bedroom homes, children's play areas, a nursery, parks and sports courts. Households needing smaller or cheaper homes are not the intended buyer here.

Which projects are selling in Tilal Binghatti now?

Dunes and Oasis both offer 4 bedroom villas from AED 4.2 million. Islands offers 6 bedroom mansions from AED 6.9 million, and all 3 releases sit inside the same masterplan.

How big is Tilal Binghatti?

The masterplan covers over 10 million sq ft, which works out to roughly 230 acres. That makes it one of the largest single community launches the developer has taken on in Dubai.

Who is the developer of Tilal Binghatti?

Binghatti Developers, founded in 2008, is behind the project. The company has launched more than 70 projects and delivered over 20,000 units, mostly high rise, before moving into ground level community building.

Does Tilal Binghatti have a beach?

Yes. A 12,000 sqm beach is part of the plan, along with lakes built for swimming. Both are under construction, so residents will be able to use them once the community is delivered.

Will Tilal Binghatti have a metro station?

A station at Academic City forms part of the planned Blue Line extension. Until that line opens, access to the community is by road through Emirates Road and the Dubai to Al Ain route.

What return does the developer project at Tilal Binghatti?

The developer projects a range of 7 to 10 percent. This is a forecast for the finished community, so buyers should plan for the construction period before any rental income starts.

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