This reading compares what Emaar and Binghatti publish on their own websites, as read by the tracker in 2026. It covers the projects each developer has online that the tracker rates with high or medium confidence: their starting prices, their median Deal Scores, how often a payment plan or a handover quarter appears on the project page, and which communities the projects sit in. It is a comparison of published data, not a verdict on either developer.
The headline pattern is a gap in price alongside no gap in score. The median starting price differs by AED 1,901,889, with Emaar’s median standing at 3.4 times Binghatti’s. The median Deal Score shows no difference between them. Beneath those headline figures sit differences in what each developer discloses and in how much of each community median is made of that developer’s own projects.
Key Findings
- The tracker rates 43 Emaar projects and 21 Binghatti projects with high or medium confidence.
- The median starting price is AED 2,701,888 for Emaar and AED 799,999 for Binghatti; the ranges overlap between AED 1,680,888 and AED 2,000,000.
- The median Deal Score is 74 out of 100 for Emaar and 74 out of 100 for Binghatti; no community has an indexable project from both developers.
- The tracker does not yet read payment plans from Emaar’s project pages, so it holds no count for Emaar; five of Binghatti’s 21 indexable project pages carry a payment plan (24%).
- Of Emaar’s 43 indexable projects, the community median is made only of Emaar’s own projects for 41 and mostly of them for two; of Binghatti’s 21 indexable projects, the community median is made only of Binghatti’s own projects for eight and mainly of other developers’ projects for 13.
Figures compiled from publicly available developer information and the VIP Dubai Deal Score, as of 6 October 2026. How the Deal Score works.
Each Developer’s Top 5 by Deal Score
| Project | Developer | Community | Entry price | vs community median | Median made of |
|---|---|---|---|---|---|
| Avarra by Palace | Emaar | Downtown Dubai | AED 2,709,888 | AED 2,565,112 below | Mostly Emaar, 7 of 8 |
| Bayview by Address Resorts at Emaar Beachfront | Emaar | Emaar Beachfront | AED 3,594,888 | AED 2,205,112 below | Emaar only, 6 of 6 |
| Valo at Dubai Creek Harbour | Emaar | Dubai Creek Harbour | AED 1,885,888 | AED 814,112 below | Emaar only, 26 of 26 |
| Silva at Dubai Creek Harbour | Emaar | Dubai Creek Harbour | AED 1,790,888 | AED 909,112 below | Emaar only, 26 of 26 |
| Albero at Dubai Creek Harbour | Emaar | Dubai Creek Harbour | AED 1,813,888 | AED 886,112 below | Emaar only, 26 of 26 |
| Binghatti Skyflame | Binghatti | Majan | AED 585,000 | AED 215,000 below | Market, 3 of 7 Binghatti |
| Binghatti Skyhall | Binghatti | Business Bay | AED 985,000 | AED 1,265,000 below | Market, 4 of 15 Binghatti |
| Binghatti Aquarise | Binghatti | Business Bay | AED 999,999 | AED 1,250,001 below | Market, 4 of 15 Binghatti |
| Binghatti Circle | Binghatti | Jumeirah Village Circle | AED 674,999 | AED 75,001 below | Market, 10 of 24 Binghatti |
| Binghatti Starfall | Binghatti | Al Jaddaf | AED 759,999 | AED 65,001 below | Binghatti only, 10 of 10 |
The highest-scoring indexable projects from each developer, Emaar first. Rank is within the developer's own list. Entry price is the developer's published starting price, set against the median starting price of the project's own community, named in the Community column. The last column says whose projects that median is made of: where it is the developer's own, "below" describes its own price range, not the market.
Same on every row, so not shown as columns: Rank 1 (tied) · Deal Score 78 · Confidence Medium.
"(tied)" marks equal Deal Scores: tied rows keep their shared rank, and the next rank down skips past them.
How Many Emaar and Binghatti Projects the Tracker Rates
The tracker holds 233 Emaar projects at any status and 89 for Binghatti. Of those, 43 Emaar projects and 21 Binghatti projects are rated with high or medium confidence, and only those rated projects are counted in every figure below. The full lists are published as every Emaar project in the tracker and every Binghatti project in the tracker.
Coverage of communities also differs. Emaar’s rated projects sit across seven communities and Binghatti’s across four. On the communities themselves, the sheet records one plain fact: no community has an indexable project from both developers. Each developer’s figures therefore describe its own published range in its own areas, and the comparison below sets those ranges beside one another rather than inside a shared one.
Background on each developer is held on the Emaar hub and the Binghatti hub.
Starting Prices Side by Side: Where the Emaar and Binghatti Ranges Meet
Emaar’s rated projects start from AED 1,680,888 at the lowest and AED 8,897,888 at the highest, with a median starting price of AED 2,701,888. Binghatti’s run from AED 585,000 to AED 2,000,000, with a median of AED 799,999.
The ranges are not wholly separate: the ranges overlap between AED 1,680,888 and AED 2,000,000. That band is where Emaar’s lowest published entry prices and Binghatti’s highest published entry prices sit in the same territory. Outside it, the ranges do not meet.
The distance between the midpoints is AED 1,901,889, which puts Emaar’s median at 3.4 times Binghatti’s. Both figures describe published starting prices only — the entry price a developer puts on its own page — and say nothing about unit size, unit type or anything else a page may not state.
Median Deal Scores: Emaar and Binghatti on the Same Measure
The median Deal Score is identical on both sides: the sheet records no difference between them. Emaar’s median sits at 74 out of 100 and Binghatti’s at 74 out of 100.
The measure itself is published: a Deal Score is a 0–100 read on how one off-plan project compares with the others we track — above all, with the other projects in its own community. The methodology is equally explicit about what the number is not — it is not a prediction and it is not advice. A fuller account of the pillars and their weights is set out in how the Deal Score works.
Every project named in the table carries a medium confidence tier, which the methodology defines plainly: confidence describes how much of a project we could actually see. That tier limits how far the published data can separate one project from another.
Payment Plans and Handover Dates: What Each Developer’s Pages Carry
Disclosure is one point where the published pages differ, and it is also a point where the tracker’s own coverage differs. Stated in full: the tracker does not yet read payment plans from Emaar’s project pages, so it holds no count for Emaar; five of Binghatti’s 21 indexable project pages carry a payment plan (24%). An item the tracker does not read is not an item the developer has omitted; it is simply not held, and the share for Emaar is likewise recorded as not tracked yet.
Handover quarters are read for both. The tracker holds a published handover quarter for zero of Emaar’s rated projects and two of Binghatti’s. The methodology states what follows from a blank: where a developer publishes nothing on a subject, we record nothing — and the score reflects that absence rather than papering over it.
It also states the limit on what can be scored from a plan: only plans published as explicit percentages can be scored. A plan written in prose rather than in percentages is reproduced as the developer wrote it and left unscored.
Whose Projects Each Community Median Is Made Of
The table’s final column records what sits behind each comparison, and it reads differently for the two developers. For Emaar’s top-ranked projects, the community median is largely or entirely Emaar’s own work. Behind Valo at Dubai Creek Harbour, the community median is made only of Emaar’s own projects (26 of 26); behind Avarra by Palace, it is made mostly of Emaar’s own projects (7 of 8). Where a median is made only or mostly of a single developer’s projects, the “below the area median” figure beside it describes that developer’s own price range, not the wider market, and it is not a discount against anything another developer publishes.
Binghatti’s rows more often rest on mixed medians. Behind Binghatti Circle the community median is drawn mainly from other developers’ projects (10 of 24 are Binghatti’s), and behind Binghatti Starfall it is made only of Binghatti’s own projects (10 of 10). The same caution applies to the latter: where the median is made only of Binghatti’s own projects, the comparison is internal to Binghatti’s published range.
The methodology sets the floor for any such comparison: a project’s price is judged against other published prices in the same community, and only when there are at least 5 of them. It is also explicit that no wider substitute exists — there is no city-wide fallback. Community medians are rounded before use, community medians are rounded to the nearest AED 25,000 before use.
Reading the Top-Ranked Table for Each Developer
The table lists each developer’s highest-scoring rated projects. On both sides the top is shared rather than won: Bayview by Address Resorts at Emaar Beachfront is joint 1st among Emaar’s rated projects, and Binghatti Skyflame is joint 1st among Binghatti’s. Equal scores share a rank, so these are joint positions rather than an ordered list.
The entry prices in those rows span a wide band. Silva at Dubai Creek Harbour is listed at AED 1,790,888, while Binghatti Skyhall is listed at AED 985,000. Each is read against its own community, never against the other’s.
On scores, Albero at Dubai Creek Harbour carries 78 out of 100 and Binghatti Aquarise carries 78 out of 100. Why any individual project received the score it did is not something this reading sets out; the inputs and weights are published in the methodology, and the score itself is recomputed from them. As the methodology puts it: we never invent a number.
What This Comparison Does Not Establish
The following limits are worth stating plainly. First, every figure here describes the projects each developer currently publishes and the tracker rates with high or medium confidence — not either developer’s whole history, and not units that never appear on a public page. Second, prices compared are entry prices: this compares ENTRY prices. The methodology notes the consequence — a tower whose smallest unit is a three-bedroom will read expensive against one selling studios.
Third, parts of the score are not yet in service. Dubai Land Department transaction data is not yet part of the score, and the methodology records that the liquidity pillar above is reserved for it and currently contributes to no project. Where a pillar cannot be computed, the published rule is that the Deal Score is their weighted average — but only across the pillars we could actually compute.
Nothing above ranks the two developers against each other, and nothing above is a recommendation. The underlying project lists remain open at the Emaar tracker view and the Binghatti tracker view.
