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Al Jaddaf · Dubai

NEXT-DOOR METRO ACCESS | HIGH ROI | 50/50 PAYMENT TERMS | EXCELLENT APPRECIATION POTENTIAL

  • Binghatti Starfall
  • Binghatti
  • Studio
  • 413 sq ft

Asking price

AED 800,000

0

Estimated confidence

Low

Opportunity breakdown

Asking price, against what it may be worth.

Asking priceAED 800,000
Estimated market valueAED 720,033
Asking above estimateAED 79,967

The asking price sits 11% above our estimated market value.

  • AED 1,937 per sq ft asked
  • AED 1,743 per sq ft area average

Market value is the median asking price of 5 similar listings, not completed sales. Asking prices usually sit above achieved prices.

Signal

Estimated confidence

A 0–100 score modelled from five signals. An estimate, not advice.

0
Location
60 / 100
Developer record
95 / 100
Price gap
29 / 100
Market demand
45 / 100
Floor and view
65 / 100
Overview

Property details

Property type
Apartments
Status
Off-plan
Developer
Binghatti
Bedrooms
Studio
Size
413 sq ft
Floor
Not listed
View
Not listed
Building
Binghatti Starfall
Asking price per sq ft
AED 1,937
Area average per sq ft
AED 1,743
Service charge
Not listed
Emirate
Dubai
Economics

Cost breakdown

What it takes to close, fee by fee. Fees are estimated at standard rates.

Asking price
AED 800,000
DLD transfer fee (4%)
AED 32,000
NOC fee
AED 5,000
Legal and miscellaneous
AED 4,000
Total fees
AED 41,000
Total investment required
AED 841,000
Estimated net profit

After all costs, if sold at the estimated market value.

−AED 0−14.4% return
Due diligence

Things to check

Flags raised by this listing's own numbers. Worth a look before you move.

Auto-generated

  • Above area average price/sqft

    Listed at AED 1,937/sqft — about 11% over the Al Jaddaf average of AED 1,743/sqft.

  • Off-plan — handover & completion risk

    No rental income until handover, and returns depend on the developer delivering on time and to spec. Check the payment plan and completion date.

  • Benchmark based on asking prices

    The market value is the median asking price/sqft of 5 comparable active listings in Al Jaddaf, not completed sales — asking prices usually sit above achieved prices.

  • Moderate confidence score

    AI confidence is 54/100 — below the 85+ "strong buy" band. Worth extra diligence before committing.

Comparables

Comparable sales, Binghatti Starfall

Recent recorded sales for this building, used as comparables.

DatePrice (AED)Size (sq ft)AED per sq ft
2026-10-09Latest765,1593911,957
Average per sq ft across 1 salesAED 1,957
Area trend

Price per sq ft in Al Jaddaf

Modelled monthly average over the last 18 months.

+24.6%
Current area average AED 1,743Illustrative trend, not registry data.
Rental view

Estimated rental yield

Based on average rents in Al Jaddaf.

Estimated net yield

2.4%

Estimated gross yield

3.1%

Estimated monthly rent
AED 2,066
Estimated annual rent
AED 24,786
Service charge per year
AED 3,718
Net annual income
AED 19,085

Assumes 92% occupancy. Real income varies with condition, furnishing and the market.

Exit scenarios · Off-plan

Three ways out. Compared.

Modelled on completion at handover. Rent begins once the unit is handed over.

Off-plan values tend to rise fastest as handover nears. We start from 12% annual appreciation here. Change it under Edit assumptions.

Pre-handover flip

Assign the contract before completion.

Sale priceest.
AED 720,033
Total costs
AED 41,000
Net profit
−AED 120,967
Return
−14.4%
Time to exit
about 6 months
Fastest return

Sell at handover

Hold through completion, 18 months.

Sale priceest.
AED 853,453
Total costs
AED 41,000
Net profit
+AED 12,453
Return
+1.5%
Time to exit
about 18 months
Completion uplift

Hold and rent

Rent it out after handover.

Annual rentest.
AED 63,996
Service chargeest.
AED 13,600
Gross yield
7.6%
Income starts
After handover
Steady income
Combined: hold and rent

Completion uplift plus the first year of rent after handover.

+AED 76,449+9.1% return

Projections are illustrative and depend on the assumptions above. Not financial advice.

Location

Al Jaddaf, Dubai

Approximate area location. The exact address is on the source listing.

Before you commit

Verify with DLD.

FlipFinder surfaces opportunities. It does not confirm legal status. Check these first.

  • Registration

    Confirm the unit and its ownership record with DLD.

  • Title deed

    Issued on completion. Until then, check the sale agreement and its registration.

  • Ownership type

    Confirm whether the property is freehold or leasehold, and that you are eligible to buy.

  • The listing itself

    Open the source listing and check its permit number, price and availability are current.

AED 800,000

Al Jaddaf

Bayut