HILLSIDE by Binghatti: Prices and Yields in Dubai Science Park

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Hello everyone. This time the tenant pool is different: the staff of technology and science companies. Today, from Dubai Science Park, HILLSIDE 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

Dubai Science Parkis one of the city’s innovation and technology focused free zones: biotechnology, health, energy and environmental companies operate here. Binghatti Developers is developing roughly 25 storeys is developing a residential tower. In total more than 400 homes, mostly studios and one bedroom apartments. Modern interiors, generous balconies and living spaces that take in natural light. Yes, you read that correctly: a tenant population that lives within walking distance of work.

Prices

• Residences: AED 700,000and up
• Mostly studio and one bedroom apartments
• Size: 33 m²and up
• Approximately 25 kat, a total of more than 400 homes
• Konum: Dubai Science Park, Dubai

What separates this scheme from the other Binghatti investment towers is the logic of the location. In JVC and JVT tenants travel to various parts of the city. In Dubai Science Park a significant share of your tenants work in offices within walking distance.

Why Hillside?

Walking to work: a strong argument when letting

Dubai Science Park is a free zone, and for the staff of the companies operating here living within walking distance of the office is a concrete advantage. No traffic, no cost of running a car, no two hours a day spent travelling. It lets you write a line in your rental listing that speaks directly to the target audience and makes it easier to stand apart from the general supply in the district.

• Dubai Science Park: the free zone of biotechnology, health and energy companies
• Sheikh Mohammed Bin Zayed Road connections to every part of the city
• Arjan and Dubai Miracle Garden close by
• Dubai Marina and Mall of the Emirates a short drive away
• Supermarkets, clinics and everyday shops within the area

A sector tenant: advantage and risk together

Being close to a particular sector makes finding a tenant easier, but it also creates a dependence on that sector. Although the health and biotechnology weighting of Dubai Science Park is a stable sector, you should go in aware of the risk of leaning on a single source of employment. To balance it, pricing that can also draw tenants from outside the district matters.

Daily life: inside the science park

A morning swim in the pool, then a walk to the office or into the centre on Sheikh Mohammed Bin Zayed Road. Lunchtime in the cafes of the district. In the evening Miracle Garden and the restaurants of Arjan are a short distance away. At the weekend Dubai Marina or Mall of the Emirates. Dubai Science Park offers a work focused setting away from the noise of the city.

Hillside rental yield

The entry price is reasonable and tenant demand is fed by employment in the district. In this segment the gross rental yield is typically 7% to 8% band.

Compact layouts (studios and one bedroom apartments from 33 m²) are the most liquid segment of the rental market. Most of the people working in the district are single or a couple, so these layouts match the target audience directly. And again: from that income no tax is withheld, and management commission runs at about half the London level.

The shared areas and the details that set Hillside apart

• Swimming pool: A pool and sun terrace for residents only.
• Fitness facilities: A fully equipped gym with no membership needed.
• Social spaces: Shared areas for meeting and relaxing.
• Landscaped living areas: Shared greenery around the tower.
• Living spaces that take in natural light: the facade design puts daylight first.
• Generous balconies: Outdoor space with every apartment.
• Proximity to the free zone: the tenant pool is literally within walking distance.
• Binghatti’s architectural signature: A facade language you can pick out on the Dubai skyline.

Who is buying?

This project of investors who want to see the tenant pool clearly choice. The answer to "who will rent this apartment?" is not vague here: the people working in Dubai Science Park. That clarity gives confidence, particularly to investors managing Dubai from a distance. An AED 700,000 entry price is also a reachable level for anyone making a first investment in Dubai.

Frequently asked questions

Dubai Science Park nerede? A free zone in the interior of the city, next to Arjan and Miracle Garden. Downtown and Marina need a car.

Is there a metro? No. Public transport in the area is limited; a car is necessary to leave the district. For people working within it, though, that is not a problem.

Will 400 homes create competition to let? Yes, at handover a great many apartments from the same scheme reach the market. What balances it is the employment demand in the district. Even so, the right pricing and a good management company are decisive in this band.

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

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

This is where Dubai’s biggest advantage shows: no property tax, no capital gains tax, no tax on rental income. Where an investor in the United Kingdom deals with stamp duty, income tax and capital gains tax on sale, an individual investor in the Emirates faces none of them. What there is instead is a one off transfer cost. Let us work it out on an apartment worth AED 700,000:

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 700,000 level is not enough on its own; roughly a further AED 1,300,000 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 HILLSIDE 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 HILLSIDE, these are the ones worth pausing on:

• A tenant pool tied to a single sector: a significant share of tenants come from the free zone companies in the district; that carries a risk of sector concentration.
• No metro: Public transport in the area is limited; a car is necessary to leave the district.
• More than 400 homes: at handover a great many apartments from the same scheme reach the rental market; there will be competition in the first season.
• 33 m² planlar kompakt: Liquid to let, but it may feel tight for your own use.

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 HILLSIDE compare with the alternatives?

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

• ARBOR VIEW: Boutique scale and a 42 m² entry layout in neighbouring Arjan.
• PINNACLE by Binghatti: A metro connected alternative in Al Furjan.
• TWILIGHT by Binghatti: A more liquid market in JVC at a similar entry price.

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