CULLINAN by Binghatti Business Bay: Prices and Yields of up to 7%

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Hello everyone. In Business Bay, an ultra luxury tower with a limited number of residences. Today, CULLINAN by Binghatti is what we are looking at today!

For prices, taxes and the whole buying process, see our guide: Dubai Property Guide

Apartment types, current price range and location: see the project page

one of the areas with the highest investment value in Dubai, Business Bay‘de, Binghatti Developers a residential tower developed by. Its name comes from the largest diamond in the world and the scheme is positioned to match that claim: generous glazing, premium interior design, intelligent layouts and a limited number of residences. One, two and three bedroom options. An infinity pool, fitness areas, a concierge. Yes, you read that correctly: within walking distance of Downtown.

Prices

• Residences: AED 1,800,000and up
• 1, 2 and 3 bedrooms options
• Size: 75 m²and up
• A limited number of residences, a high rise tower
• Location: Business Bay, Dubai

One bedroom layouts starting at 75 m² are rather generous for this segment in Dubai. For comparison: in many Dubai schemes in the same price band the one bedroom apartments are between 40 and 55 m². The generosity of floor area here makes a difference both to quality of life and to resale.

Why Cullinan?

Business Bay: where work and life meet in Dubai

Business Bay is a district developing around the Dubai Canal, immediately south of Downtown Dubai. With office towers, hotels and residences side by side, it holds both a working and a living population. That mix is the most important factor keeping the rental market stable.

• Downtown Dubai, the Burj Khalifa and the Dubai Mall a few minutes away
• Business Bay metro station (Red Line) nearby
• Sheikh Zayed Road direct access to every part of the city
• DIFC and the financial district a short distance away
• The Dubai Canal and canalside walking routes around it

Limited supply, recognisable architecture

Binghatti’s architectural language is recognised in Dubai; the facades of its towers stand out on the city skyline. Keeping the number of residences limited at Cullinan gives a different advantage: in towers of hundreds of apartments, dozens reach the rental or sale market at the same moment and compete with one another. Limited supply reduces that pressure.

Daily life: walking to work

A morning swim in the infinity pool, then your office in Business Bay or the DIFC on foot or a few minutes away. A walk by the canal at lunchtime. The restaurants of Downtown, the Dubai Mall or the Dubai Opera in the evening. Living in Business Bay means being within walking distance of both the business and the entertainment centres of Dubai.

Cullinan rental yield

Business Bay is one of the most liquid rental markets in Dubai. The tenant profile is very clear: professionals working in the offices of the district, people in the finance sector at the DIFC, and long staying expatriates. In this segment the gross rental yield is typically 6% to 7% band.

Compare that rate with London: on Zone 1 schemes the gross yield is in the 3.5 to 4% band and you pay tax on that income. In Business Bay the rate is almost double and no tax is deducted from the rental income. The difference in net return is far larger than the gross rates suggest.

The shared areas and the details that set Cullinan apart

• Infinity swimming pool: Business Bay siluetine bakan sonsuzluk havuzu.
• Fitness facilities: A fully equipped facility for residents only, with no membership needed.
• Concierge service: Parcels, security, greeting guests and daily support.
• Private social space: Lounge and meeting sections set aside for residents.
• Large glazed facades: Plenty of natural light and a panoramic city view.
• Smart layouts: Layouts starting at 75 m² that use their dimensions efficiently.
• A limited number of residences: It reduces competition within the block in letting and on resale.
• Binghatti’s architectural signature: A facade design recognisable on the Dubai skyline.

Who is buying?

This project of investors seeking return and prestige together choice. Business Bay’s return of 6 to 7% and the walk to Downtown are a strong combination. Senior professionals working in Dubai also buy for their own use, and international investors to let. The generous layouts starting at 75 m² are above the average for new schemes, so they are particularly sought after among international buyers.

Frequently asked questions

Business Bay mi Downtown mu? Downtown is more prestigious and its price per square metre higher; Business Bay offers a more affordable entry price and a higher rental yield. The two are within walking distance of each other. If prestige is your priority Downtown makes more sense, if return is your priority Business Bay does.

What is the tenure? Business Bay is a freehold area; foreign nationals can take full freehold title. It differs from the leasehold system in the United Kingdom and is a stronger right from the buyer’s point of view.

Is there too much supply in Business Bay? There are many towers in the district and new schemes keep coming. That means competition in letting. Cullinan’s limited number of residences is a factor that reduces the pressure, but the supply across the district should not be ignored.

How do I manage it remotely? The professional property management network in Dubai is very developed; commission is typically in the band of 5 to 8% of the annual rent. That is markedly lower than the 10 to 15% commissions in London and feeds straight into the net return.

Total cost: what you actually pay when you buy at CULLINAN

This is where Dubai’s biggest advantage shows: no property tax, no capital gains tax, no tax on rental income. While an investor in the United Kingdom deals with stamp duty, income tax and capital gains tax on sale, in the Emirates none of these exists for an individual investor. In return there is a one off transfer cost. Let us calculate on an apartment worth AED 1,800,000:

Government fees come to roughly 4.5% of the price; add the agency commission and the total acquisition cost lands in the 6-7% band. With a mortgage there is also a mortgage registration fee of 0.25% of the loan plus bank charges. On resales the developer’s no objection certificate (NOC) can cost between AED 500 and AED 5,000.

The only recurring item after that is the service charge: In the Emirates this charge is calculated per square foot per year and is supervised by the Dubai Land Department. It varies a great deal with the quality of the building and its amenities, and because it feeds straight into the net yield you should always ask for the current figure before buying. We obtain it for every apartment on your behalf.

Golden Visa: ten year residency through property

This is the biggest difference between investing in Dubai and investing in the United Kingdom. Buying property in the UK gives you no right of residence; in the United Arab Emirates, AED 2 million owning residential property worth a ten year Golden Visa. The visa covers your spouse and children as well.

In this project the entry price sits below the threshold. An apartment at the AED 1,800,000 level is not enough on its own; roughly AED 200,000 more is needed to reach the threshold. The good news is this: the value of several properties can be combined. You can reach the threshold with a larger apartment in the project or with a second property; we work out which combination gets you there.

The rules were relaxed in 2026, and this matters:

• Mortgaged property is accepted as well. A "paid up amount" or a "50% equity" condition used to apply; now the total value reaching AED 2 million is enough.
• Off plan property counts too (provided it was bought from an approved developer). So you can spread the payments across the build and still reach the threshold.
• The value of more than one property can be added together. You do not have to buy a single expensive apartment.

Visa rules are updated from time to time, so we confirm the current conditions with you before an application. If residency is part of your plan, it belongs at the start of the purchase decision, not at the end.

The CULLINAN buying process, step by step

If you are buying from another country, the process runs like this:

• 1. Choosing the apartment and reserving it. We settle the floor plan, the tower and the aspect. The reservation form is signed and a down payment of usually 5-10% of the price is made.
• 2. Sale and purchase agreement (SPA). The contract with the developer is signed and the payment plan is fixed. The signature can be given remotely.
• 3. Oqood registration. An off plan purchase is registered with the DLD and the 4% DLD fee is paid at this stage. That registration is the official proof that the property is recorded in your name.
• 4. Escrow account. Your payments do not go into the developer’s pocket but into a RERA supervised escrow account, released as construction progresses. This is the single most important protection for an off plan purchase in Dubai.
• 5. Payment plan. Instalments tied to construction milestones, with the balance on handover.
• 6. Handover and title deed. Once the building is handed over the title deed is issued in your name.

You can run the whole process from your own country; you do not have to travel to Dubai. There is no restriction on foreign nationals owning property in freehold areas.

Risks and what to watch for

We have set out the strengths; in fairness there are points to watch as well. For CULLINAN, these are the ones worth pausing on:

• Supply is heavy in Business Bay: There are many towers in the area and more are coming; competition to let is strong.
• Off plan completion risk: Even though payments go into an escrow account the handover date can move; have your solicitor review the contract.
• The service charge is not clear: the figure given at the off-plan stage is an estimate; it can differ at handover and it affects the net return directly.
• Below the Golden Visa threshold: an entry price of AED 1,800,000 does not meet the threshold on its own; a larger type or a second property is needed.

None of this makes the project a bad one, but there is a wide gap between buying with your eyes open and finding out afterwards. We give every client this list up front.

How does CULLINAN compare with the alternatives?

Before you decide, it is worth looking at the other projects in the same budget band:

• Mercedes-Benz Places: The same developer’s ultra luxury branded scheme in Downtown.
• Costa Mare: A beachfront alternative in Ras Al Khaimah focused on holiday letting.
• One Thames Quay: A tower in Canary Wharf, for anyone who wants to compare with London.

We can work out together which project fits your goal, judged on budget, intended use and exit plan. For an overview, our guide to UK property investment for international buyers is worth reading too.

Answers to the most common questions on this topic: Can You Buy Property in Dubai in Instalments? How Payment Plans Work