HILLCREST by Binghatti Arjan: Prices and Yields in a Five Storey Building

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Hello everyone. Just a five storey building, 28 commercial units and a walk to the Miracle Garden. Today, HILLCREST 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

Arjan (Al Barsha South 3) district, Binghatti Developers a low rise residential scheme developed by. While most Binghatti schemes are towers of between 25 and 40 storeys, Hillcrest is only five storey. Toplam 322 homes and on the ground floor 28 commercial units. Studio, one and two bedroom options. Dubai Miracle Garden and Butterfly Garden within walking distance. Handover the last quarter of 2026. Yes, you read that correctly: a Binghatti scheme in Dubai that is not a tower.

Prices

• Residences: AED 799,999and up
• Studio, one and two bedroom options
• Size: 35 m²and up
• five storey, a total of 322 homes and 28 commercial units
• Payment plan: 70/30; handover the last quarter of 2026
• Konum: Arjan, Al Barsha South 3, Dubai

a 70/30 payment plan means this: you pay 70% of the price in instalments during construction and the remaining 30% on handover. A structure that makes managing cash flow easier in an off-plan purchase.

Why Hillcrest?

Five storeys: a scale not seen at Binghatti

This scheme departs entirely from Binghatti’s usual tower form. What living in a five storey building means in practice: you do not wait for a lift, the shared areas are not crowded, and managing the building is simpler. Low rise buildings are also generally more controlled on service charge, because there is less technical infrastructure to run.

• Dubai Miracle Garden and Butterfly Garden within walking distance
• Sheikh Mohammed Bin Zayed Road (E311) connections to every part of the city
• Dubai Science Park, Motor City and JVC neighbouring areas
• Dubai Marina and Mall of the Emirates a short drive away
• The 28 commercial units on the ground floor meet daily needs within the building

28 commercial units: they keep the building alive

Having a shop, a cafe and service units on the ground floor does two things: residents do not leave the building for their daily needs, and the building stays alive throughout the day. Blocks made up of homes alone create a dead street in the evening; mixed use prevents that.

Daily life: beside the gardens

A morning swim in the pool, then into the city centre via the E311. Lunchtime in the cafes on the ground floor. A walk around the Miracle Garden in the evening. At the weekend the Butterfly Garden, Dubai Marina or the Mall of the Emirates are a short distance away. Arjan is an alternative away from Dubai’s density of towers, close to nature.

Hillcrest rental yield

The entry price in Arjan is affordable and the district is developing. In this segment the gross rental yield is typically 6.5% to 7.5% band.

The low rise structure has an advantage in letting: 322 homes is fewer than the towers of 700 and 1,800 apartments in the same district. Competition within the building at handover stays limited. And again: from this income no tax is withheld.

The shared areas and the details that set Hillcrest apart

• A five storey low rise: rare in the Binghatti portfolio; none of the crowding of a tower.
• 28 commercial units: a shop, cafes and services on the ground floor.
• Swimming pool: A pool and lounge area for residents only.
• Fitness facilities: A fully equipped gym with no membership needed.
• Children’s play areas: Part of the family focused planning.
• Landscaped social spaces: Shared areas for meeting and relaxing.
• Large windows: Plenty of natural light and a spacious interior.
• A 70/30 payment plan: a structure that makes managing cash flow easier.

Who is buying?

This project of buyers who do not want tower living choice. Living in a five storey building is a different experience from Dubai’s vertical culture, and there is an audience looking for exactly that. Also people who want daily life to be practical, because of the commercial units on the ground floor. On the investor side the low number of homes and the limited competition within the building are reasons to choose it. Proximity to the Miracle Garden is an additional attraction for families.

Frequently asked questions

Do you have another scheme in Arjan? Evet, Arbor View by Ellington in the same district. Arbor View has 171 homes and an entry layout of 42 m², focused on wellness. Hillcrest has 322 homes, five storeys and commercial units on the ground floor. Both are low rise; the difference is scale and concept.

Is there a metro in Arjan? No. Public transport in the area is limited; a car is necessary for daily life and commuting.

Does being five storeys affect the view? Yes, there is no high floor view. In return the shared areas are not crowded and the building is on a more human scale. If the view is your priority we would suggest looking at the tower schemes.

What is the tenure? Arjan is a freehold area; foreign nationals can hold full title.

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

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 799,999:

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 799,999 level is not enough on its own; roughly AED 1,200,001 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 HILLCREST 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 HILLCREST, these are the ones worth pausing on:

• Arjan is not yet an established area: Miracle Garden and Science Park are there, but the neighbourhood fabric is not as developed as Marina or JVC.
• No metro: Public transport in the area is limited; a car is necessary.
• A five storey building, a limited view: Not suitable for anyone after a high floor view.
• Off plan completion risk: the last quarter of 2026 is targeted; the handover schedule can change, so have the contract reviewed.

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 HILLCREST compare with the alternatives?

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

• ARBOR VIEW: A boutique scale in the same district and a 42 m² entry layout.
• TITANIA by Binghatti: A tower of 30+ storeys in neighbouring Majan, at a more affordable entry price.
• HILLSIDE by Binghatti: A free zone tenant pool in neighbouring Dubai Science Park.

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