Binghatti Circle Offices a limited collection of office units within a landmark mixed-use tower located in Jumeirah Village Circle (JVC). Positioned on the ground floor of the development, these offices form part of a broader project that integrates residential, retail, and commercial components into a single vertical ecosystem.
According to the project facts, Binghatti Circle comprises 776 residential units, 31 offices, and 15 ground-floor retail shops, making the office component a scarce allocation within the overall scheme. Scarcity, combined with prominent road exposure and a branded developer, frames the commercial offering as a focused investment segment rather than mass supply.
Binghatti Circle Offices Overview:
Sizes: 1,074 SQFT – 1,167 SQFT
Starting Price: 2,680,000 AED
Handover: Q2 2027
Location: JVC (Jumeirah Village Circle)
Price Per SQFT: 2,500 AED
Payment Plan: 50/50
Balcony: No
Notes: Mix Use Tower Residential and Commercial
Map: https://maps.app.goo.gl/mRx8dRMe5SmXRxY46
Project Overview – Binghatti Circle
Binghatti Circle is described as a signature tower in the center of JVC, developed by Binghatti, a privately held UAE developer with an extensive portfolio of delivered projects. The tower configuration includes:
- 2 Basement levels
- Ground floor
- 4 podium levels
- 58 floors
- 3 mechanical floors
- 3 structural floors
- Roof level
The property type is explicitly defined as Residential, Retail & Commercial, confirming the integrated nature of the development.
Location Logic – Jumeirah Village Circle
The project is located in JVC, a master-planned district characterized by circular road networks, residential clusters, community parks, and neighborhood retail.
From the uploaded location and brochure materials:
- Direct access to Al Khail Road
- Connectivity to Sheikh Mohammed Bin Zayed Road
- Proximity to Circle Mall, community parks, schools, and healthcare facilities
- Identified as a family- and pet-friendly district
For office users, this positioning places Binghatti Circle within a dense residential catchment, supporting demand from service businesses, medical clinics, professional offices, and boutique commercial users seeking proximity to residents rather than CBD exposure.
Office Unit Inventory Snapshot
Based on the uploaded table image titled “Binghatti Circle”, the office inventory analyzed consists of 10 ground-floor office units, each with identical approved pricing but varying sizes and views.
Key Commercial Metrics (From Uploaded Table)
| Metric | Details |
|---|---|
| Unit Type | Office |
| Floor | Ground (G) |
| Approved PSF | AED 2,500 |
| Total Area Range | ~1,074 – 1,168 sq ft |
| Net Area | Equal to total area |
| Terrace Area | 0 sq ft |
| Views | Main Road / JVC District 12 Park / Neighbor |
The absence of terraces and the one-to-one match between total and net area suggest efficient commercial layouts with no sellable but unusable space.
Office Views & Commercial Exposure
The table image highlights three distinct view orientations:
- Main Road
- Main Road + JVC District 12 Park
- Sikka + Neighbor
Main road-facing offices typically offer:
- Higher visibility
- Stronger signage potential
- Increased walk-in exposure
Units facing internal sikkas and neighboring plots may appeal to:
- Appointment-based businesses
- Lower-traffic professional services
- Privacy-oriented office users
This mix allows differentiation within the same pricing framework.
Pricing Structure & Cost Clarity
All listed office units carry an approved price of AED 2,500 per sq ft, with individual unit pricing driven purely by size.
This uniform PSF pricing:
- Simplifies underwriting
- Removes ambiguity between premium and secondary units
- Signals standardized commercial valuation across the office inventory
No terraces, variable premiums, or view-based pricing adjustments are shown in the uploaded data.
Office Units Within a Mixed-Use Ecosystem
The commercial component benefits structurally from being embedded within a tower that includes:
- 776 residential units
- Lifestyle amenities (pool, gym, jogging track, kids play areas)
- Ground-floor retail
This creates a self-contained demand ecosystem, where residents, visitors, and service staff form a recurring user base for on-site offices.
Development Philosophy & Build Positioning
According to the brochure materials, Binghatti Circle emphasizes:
- Energy-efficient building practices
- Sustainable, high-end materials
- Strong architectural identity
- Brand-led design consistency
While these elements are more prominently marketed toward residential buyers, they also influence commercial tenant perception, particularly for businesses sensitive to branding, client experience, and address quality.
Use Case Scenarios (Implied by Design & Location)
Based strictly on the uploaded materials and layouts, likely office use cases include:
- Medical & wellness clinics
- Real estate brokerage offices
- Legal & consultancy firms
- Design studios
- Boutique professional services
No data is provided regarding permitted activities, licensing categories, or fit-out specifications, which would require confirmation outside the uploaded documents.
Future Outlook & Positioning
The project is described as the tallest building in JVC, positioning it as a recognizable landmark. Landmark status can influence:
- Address recognition
- Wayfinding ease
- Brand recall for commercial occupants
Additionally, the broader JVC growth narrative referenced in the brochure implies ongoing infrastructure expansion, though no quantified projections are included in the uploaded files.
Frequently Asked Questions (People Also Ask)
How many office units are in Binghatti Circle?
The project includes 31 office units in total, according to the project facts.
Where are the office units located in the building?
The analyzed office units are located on the ground floor (G).
What is the price per square foot for offices?
All listed office units are priced at an approved AED 2,500 per sq ft.
Do the office units include terraces?
No. All listed office units show 0 sq ft terrace area.
What views do the offices have?
Views include Main Road, Main Road + JVC District 12 Park, and Sikka + Neighbor.
Conclusion
Binghatti Circle’s office units represent a limited commercial allocation within a predominantly residential landmark tower in JVC. With standardized pricing, efficient layouts, and ground-floor placement, the offices are positioned as functional commercial assets rather than speculative retail plays.
For investors and end-users alike, the opportunity lies in scarcity, location logic, and embedded demand, rather than scale or aggressive yield assumptions. As with all off-plan commercial investments, final performance will depend on leasing dynamics, handover execution, and broader district absorption.
Pros & Cons (Data-Grounded)
Pros
- Limited supply: only 31 offices in the entire project
- Ground-floor positioning enhances accessibility
- Uniform PSF pricing simplifies valuation
- Embedded within a large residential population
- Multiple view orientations including main road exposure
Cons
- No terrace or outdoor commercial space
- Office component is a small portion of the total project
- No rental yield, service charge, or operating cost data provided
- Permitted commercial activities not specified in uploaded files
Project Review & Risk Analysis
Pricing Assumptions
- Fixed AED 2,500 PSF across all listed units
- Size-driven pricing only; no premium differentiation
Supply Risk
- Low internal competition due to limited office count
- External competition data not provided
Execution Risk
- Handover timing and commercial fit-out guidelines not included for offices
Information Gaps (Explicit)
- Service charges
- Estimated rents
- Fit-out specifications
- Licensing and usage restrictions
No assumptions have been made beyond uploaded data.
Written by Mazen Alzoubi — Your Commercial Property Advisor.
Mazen helps clients verify official documentation, navigate payment structures, and model ROI for off-plan office purchases to maximize value.
