Alef vs Binghatti

Alef is the cheaper book per sqft, at AED 1,269 against AED 3,417 for Binghatti, so Binghatti is 169% dearer per sqft. On the typical unit that reads as AED 1.49M for a median 1,169 sqft home from Alef, against AED 1.56M for a median 721 sqft home from Binghatti. Part of that gap is product, not premium: the two are not selling the same mix of unit.

Alef sells mostly 1 BR units, 149 priced records at a median AED 1,368 per sqft and AED 729K a unit. Binghatti leans to 1 BR units, 1,826 records at AED 2,149 per sqft and AED 1.56M a unit.

Entry pricing: the lowest published starting price is AED 515K from Alef and AED 450K from Binghatti.

Across 43 published plans from Alef, the median asks 40% before handover, with 44% carrying instalments that run past the keys. Binghatti publishes 110 plans, a median of 70% before handover and 0% with a post-handover tail.

The heavy end matters more than the median when the plan is the reason to buy. 30% of Alef plans want 60% or more before keys, against 92% of Binghatti plans. At the light end, 70% of Alef plans and 8% of Binghatti plans ask 50% or less.

Alef builds in Sharjah, across 4 communities, most of it in Muwaileh, Hayyan, Al Mamzar - Sharjah. Binghatti builds in Dubai, across 17 communities, concentrated in Jumeirah Village Circle, Al Jaddaf, Business Bay.

Alef peaks in 2029, when 13 of its 40 tracked projects are scheduled to hand over. Binghatti peaks in 2027 with 23 of 54. Published handover dates move, so read them as developer intent rather than a delivered date.

0% of the Alef projects tracked are listed as sold out or out of stock, against 41% for Binghatti. That is the share of each book no longer taking new bookings at listed prices, which reads as demand on the way in and as scarcity on the way out.