Binghatti Aurora

Fifty apartments per floor: Binghatti Aurora bets on horizontal density

The plans drawn up by Silverstone Engineering Consultants place as many as 50 units on a single floor plate. That figure sums up Binghatti Aurora better than anything else, a building by Binghatti Developers raised on plot 681 of Al Barsha South Fourth, the cadastral name for District 12 of Jumeirah Village Circle. The massing itself stays low key: a basement, a ground floor, five residential floors and a roof. Yet the total comes to 275 apartments. The developer clearly chose to spread out across the plot rather than build upward. Handover is scheduled for June 2025, on a freehold basis.

Four elevators for 275 doors

The ground floor holds 31 units and the first floor 44, the difference coming from the gym, which takes up part of that level. From the second to the fifth floor, each level repeats the same layout of 50 units. To serve the building, the plans call for four passenger elevators, two service elevators and three staircases. That works out to roughly 69 units per passenger elevator, a reasonable ratio for a six level building where trips stay short. Long interior corridors are the trade off for this compactness. The plans also show open to sky patios on the first floor, bringing light into the core of the building.

163 one bedroom apartments, 92 studios

The unit mix leaves no doubt about who this building is built for. One bedroom apartments make up 59% of the total, studios 33%, and two bedroom units just 20, barely 7%. The typical studio measures 340 square feet (about 32 sqm), with a kitchenette, bathroom and a laundry nook. The one bedroom units follow nearly the same layout throughout: living room, dining area, separate kitchen, master bedroom, bathroom and a guest toilet. Nearly all street facing units come with a balcony. With so few two bedroom options, the building will draw mostly singles and couples rather than families.

289 parking spaces for 275 apartments

The basement holds 225 spaces and the ground floor adds 64 more, six of them set aside for visitors. That puts the ratio slightly above one space per apartment, which is uncommon in JVC, where smaller buildings often offer fewer parking spots than units. Access runs through a 31 meter ramp with a 10.48% slope. The technical drawings also list two water tanks with a combined capacity of 452.5 cubic meters: 215.5 cubic meters for domestic use and 237 cubic meters reserved for fire fighting. A generator and a 43 sqm substation round out the infrastructure.

A gym sealed off from noise

On the first floor, the gym occupies a single floor plate split into separate men's and women's sections. Each side has its own changing rooms, showers and lockers. The plans specify that the walls, floor and ceiling are sound insulated, a useful detail since some apartments sit right next to this zone. A cardio and aerobics area rounds out the facility. The rest of the amenities follow the usual JVC formula: a shared pool, a kids' play area, a social space, a lobby and a garden set within the inner courtyard.

Binghatti's bread and butter range, far from Business Bay

Binghatti Developers currently makes headlines for its branded towers under license with Bugatti, Mercedes-Benz or Jacob & Co, in Business Bay and Downtown. Aurora belongs to the other side of its portfolio: mid sized buildings repeated across several JVC districts, with fiber reinforced concrete (GRC) facades featuring geometric patterns. This kind of serial production lets the developer stick to tight delivery timelines, and it has become one of its trademarks. For an investor, Aurora should therefore be compared less to branded towers than to other low rise buildings in the neighborhood. Against those, it leans on its density of small units and its parking count.

District 12, between Al Khail and Hessa Street

District 12 sits in the part of JVC closest to the main roads. According to the developer, it takes about 18 minutes by car to Palm Jumeirah, 20 minutes to Dubai Hills Mall, 25 minutes to Burj Khalifa and 30 minutes to DXB airport. The neighborhood now has its own local shops, cafes and supermarkets, something that wasn't the case a decade ago. On the other hand, no metro station currently serves JVC, and a car remains a necessity. That also explains why the parking ratio carries so much weight in this project.