Bugatti Residences by Binghatti in Business Bay, Dubai, offers 171 ultra-luxury Riviera Mansions and 11 Sky Mansion Penthouses, ranging from two to eight bedrooms. These 43-storey tower residences feature bespoke, open-plan layouts inspired by Cannes, St Tropez, and Monaco, with every unit boasting a private pool, while top-tier penthouses include private in-residence car lifts. Prices start from AED 19.4 million for a two-bedroom Cannes layout and rise to AED 550 million for the most exclusive Sky Mansion, making this the most expensive penthouse ever sold in the Middle East.
Quick Stats
| Detail | Confirmed Data |
|---|---|
| Total Residences | 182 (171 Riviera Mansions, 11 Sky Mansions) |
| Starting Price | AED 19.4 million (approx. $5.2M) |
| Record Sale | AED 550 million (approx. $150M) |
| Unit Types | 2, 3, 4, 5, and 8-bedroom layouts |
| Handover | Q1 2027 |
| Payment Plan | 70/30 (25% reservation, 45% construction, 30% on completion) |
| Location | Business Bay, Dubai |
Key Takeaways
The Cannes two-bedroom layout offers the strongest relative value and the most liquid asset size within the project. The St Tropez three-bedroom is the practical luxury choice for end-users. The Monaco four-bedroom is a rare, palatial option for ultra-HNW buyers. The Sky Mansions are trophy assets in a category of their own, featuring private car lifts and garages that are not available in the Riviera Mansion Collection. Every single unit, regardless of type, includes a private pool, a maid's room, and generous basement parking.
Bugatti Residences Prices, What Buyers Need to Know First
When evaluating Bugatti Residences prices, buyers must first understand that this is not a standard luxury development where price per square foot dictates the market. This is a trophy asset, and pricing behaves accordingly.
Current entry pricing for a two-bedroom Cannes layout starts around AED 19.4 million. The core larger residences, such as the three-bedroom St Tropez and four-bedroom Monaco units, sit comfortably in the AED 36.6 million to AED 58 million range. This is developer-led pricing for primary inventory, though the secondary market is already seeing asking prices fluctuate based on floor height and specific layout nuances. Bayut's market analysis records an average transaction price of AED 49.47 million and an average price per square foot of AED 7,095, based on 31 completed sales.
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Avg Transaction Price
AED 49.47M
Across completed secondary sales
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Avg Price per Sq Ft
AED 7,095
Secondary market benchmark
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For the ultra-prime tier, the pricing conversation shifts entirely. The Sky Mansion Penthouses are publicly marketed from AED 155 million, with signature top-tier deals stretching to AED 300 million. In December 2025, a record-breaking AED 550 million transaction was recorded for a 47,200 sq.ft Sky Mansion, marking it as the most expensive penthouse ever sold in the Middle East.
Buyers should interpret the price per square foot here as a premium paid for brand cachet, architectural rarity, and the sheer engineering feat of integrating private pools and car lifts into a high-rise structure. It is also crucial to factor in the 4% Dubai Land Department registration fee, which adds a significant sum to the final acquisition cost at these price points. For a deeper dive into the exact cost breakdown, you can review our comprehensive Bugatti Residences price guide.
Buyers purchasing Bugatti Residences directly from Binghatti (primary inventory) do not pay any broker commission — the developer covers the agent's fee. The 2% + VAT agency fee only applies to resale transactions on the secondary market.
Bugatti Residences by Binghatti, Project Snapshot
Located in the heart of Business Bay, Bugatti Residences by Binghatti is a branded residence concept that redefines urban luxury. The scheme stands out architecturally due to its organic, fluid form, which ensures that no two floor plans are exactly alike. The design language is heavily inspired by the French Riviera, bringing a coastal resort feel to the center of Dubai, surrounded by the Burj Khalifa, the Dubai Water Canal, and a lush park.
The tower comprises 43 storeys, housing a total of 182 residences. These are split into two distinct categories: the Riviera Mansions and the Sky Mansions. The Riviera Mansion Collection includes 171 units spread across the lower and middle floors, while the Sky Mansion Penthouse Collection is reserved for the top seven floors, offering unparalleled exclusivity.
Confirmed amenities from the official brochure include an artificial beach on the podium, an indoor pool, a spa, a chef's table fine dining venue, and valet parking. Interior finishes are specified as Calacatta Orro marble flooring, Tan Oak wood skirting, and Miele or Gaggenau kitchen appliances throughout. What is confirmed from official technical floor plans is that every unit includes a private pool, a maid's room, and generous parking allocations ranging from three to twenty bays. Buyers must verify specific unit sizes and layouts before reserving, as the building's curved architecture means a two-bedroom unit on floor two will have a completely different footprint than a two-bedroom unit on floor thirty-four.
Bugatti Residences Floor Plan Overview
The overall planning concept of Bugatti Residences revolves around maximizing space, light, and the integration of indoor and outdoor living. The layouts are decidedly open-plan, featuring high ceilings of 4.2 meters and expansive floor-to-ceiling glazing that frames views of the Burj Khalifa, the Dubai Water Canal, and the project's own Riviera-inspired artificial beach podium.
Conceptually, the floor plans are organized to prioritize the living and dining areas, which often flow seamlessly onto large terraces housing the private pools. The bedrooms are positioned to offer privacy, typically featuring extensive walk-in wardrobes and en-suite bathrooms finished in Calacatta Orro marble and Tan Oak wood. Smart home systems, including voice-activated controls and automated blinds, are integrated throughout.
Because the tower's exterior curves organically, the interior spaces must adapt. This results in highly bespoke layouts where some units benefit from massive wrap-around balconies, while others offer deeper, more cavernous interior living spaces. The following sections break down exactly what buyers can expect from each specific layout type.
Riviera Mansion Collection, Unit Types, Layout Names, and Sizes
The Riviera Mansion Collection forms the bulk of the inventory, offering two, three, and four-bedroom options named after iconic French Riviera destinations. The naming convention is not arbitrary. Cannes, St Tropez, and Monaco each evoke a distinct lifestyle archetype, from intimate glamour to expansive grandeur.
Cannes
The Cannes layout represents the two-bedroom offering, with 112 units distributed across floors 2 through 36. Based on official technical floor plans, these units vary considerably in size. The smallest verified total area is approximately 2,163 sq.ft, while the largest stretches to an impressive 5,392 sq.ft. The interior suite area typically ranges from 1,800 to 3,500 sq.ft.
The wide size variation is a direct consequence of the building's organic form. A Cannes unit on a lower floor may be a more compact, efficient layout, while one positioned on a curved corner of a higher floor can expand dramatically to include a wrap-around balcony exceeding 2,000 sq.ft on its own. This means that not all Cannes units are created equal, and buyers should request the specific floor plan for their chosen unit number before committing.
The living experience in a Cannes unit is focused on intimate luxury. Even at the entry level, buyers receive a private pool, a maid's room, and three basement parking bays. The target buyer profile is the affluent professional or couple seeking a pied-à-terre in Dubai with unmatched brand prestige. The likely compromise is that, depending on the specific unit chosen, the balcony space may be prioritized over interior bedroom size. As an entry point into the Bugatti brand, it offers undeniable value and rarity.
St Tropez
The St Tropez layout is the three-bedroom option, with 52 units available. Verified sizes from the technical plans show total areas ranging from approximately 3,800 to 5,500 sq.ft, with interior suite areas between 2,700 and 4,500 sq.ft.
These units offer a more substantial living experience, suitable for small families or buyers who frequently host guests. The St Tropez layouts often feature wider living and dining expanses and larger private pools, with some units confirmed at 2.30 by 5.00 meters. With five dedicated parking bays, the practicality of these units increases significantly. The target buyer is someone who wants the prestige of the Bugatti name but requires a functional, primary residence layout. The pros include excellent layout efficiency in the core living spaces, though buyers should carefully check the floor mapping, as some St Tropez units are positioned on the less desirable view corridors.
Monaco
The Monaco layout is the four-bedroom offering within the Riviera Collection, and it is exceptionally rare, with only 7 units located on floors 12, 28, 29, and 35. Verified total areas range from approximately 5,500 to over 7,000 sq.ft.
The living experience here is palatial. A confirmed unit on floor 34 boasts a suite area of 4,687 sq.ft and a total area of 6,171 sq.ft, with a living and dining room spanning 119 square meters. These units come with seven parking bays and are targeted at ultra-high-net-worth individuals who demand expansive lateral living without moving up to the Sky Mansion tier. The Monaco layout feels like pure prestige, offering a level of space and privacy that rivals standalone villas, but with the convenience and amenities of a branded high-rise.
Sky Mansion Bugatti Residences, What Makes It Different
The Sky Mansion Penthouse Collection is an entirely different proposition from the Riviera Mansions. Occupying floors 37 through 43, these 11 exclusive units redefine high-rise living by integrating features typically reserved for sprawling ground-level estates.
What truly sets a Sky Mansion apart is the inclusion of a private, air-conditioned in-residence garage, accessible via dedicated car lifts. The technical floor plans confirm that the building features two car lifts: the right-side lift serves units 3702 and 3802, while the left-side lift serves the remaining nine Sky Mansions up to the 43rd floor. This means owners can drive their vehicles directly into their penthouses, parking them in glass-enclosed garages that often double as gallery spaces within the living areas. This feature is not available in any Riviera Mansion unit.
The private pools in the Sky Mansions are also significantly larger. While the Riviera Mansions feature pools ranging from 1.20 to 2.30 meters in width, the Penthouse on floor 41 boasts a massive 6.00 by 8.00-meter pool on its terrace. The terraces themselves are vast, with the floor 37 unit 3702 offering 4,755 sq.ft of outdoor space alone, providing panoramas of the Burj Khalifa and the Dubai Water Canal.
These units are undeniably trophy assets. While they offer practical, albeit extravagant, living spaces with multiple kitchens, maid's rooms, and extensive walk-in wardrobes, their primary appeal lies in their rarity and the sheer audacity of their engineering. They are statement purchases designed for the global elite who want the ultimate headline-worthy asset in Dubai.
Full Unit Breakdown Table
The following table is compiled strictly from the official Bugatti Residences technical floor plans and current market data. Where information cannot be verified from primary sources, this is stated explicitly.
| Collection | Layout | BR | Size (sq.ft) | Pool | Parking | Car Lift | Price | AED/Sq Ft | Notes |
|---|---|---|---|---|---|---|---|---|---|
| Riviera Mansion | Cannes | 2 | 2,163 to 5,392 | Yes | 3 | No | AED 19.4M to 25M+ | AED 7,000 to 9,500 | Sizes vary significantly by floor and position. |
| Riviera Mansion | St Tropez | 3 | 3,800 to 5,500 | Yes | 5 | No | AED 36.6M to 45M+ | AED 8,000 to 10,000 | Excellent core living layouts. |
| Riviera Mansion | Monaco | 4 | 5,500 to 7,000+ | Yes | 7 | No | AED 58.0M to 70M+ | AED 9,000 to 11,000 | Only 7 units in Riviera Collection. |
| Sky Mansion | Monaco | 4 | 10,000 to 15,810 | Yes | 7 | Yes | AED 130M to 160M+ | AED 10,000 to 13,000 | Private in-residence garage confirmed. |
| Sky Mansion | Penthouse | 5 | 22,935 | Yes | 10 | Yes | AED 155M to 300M+ | AED 11,000 to 15,000 | 6x8m private pool confirmed from floor plans. |
| Sky Mansion | Sky Mansion | 8 | Not publicly verified | Yes | 20 | Yes | AED 300M to 550M+ | Not publicly verified | The crown jewel of the project. |
Indicative pricing is based on developer starting prices and recent public market transactions. Exact pricing varies by floor, specific unit number, and view orientation.
Which Floors Have Which Unit Types?
Understanding the floor allocation is critical for buyers, as the building's organic shape means the unit mix changes as the tower rises. The following table is grounded in the developer's official Schedule of Units from the technical brochure.
| Floor Range | Layout Types | Collection | BR Count | Notes |
|---|---|---|---|---|
| Floor 02 | Cannes only | Riviera Mansion | 2 | All 7 units are 2BR Cannes layouts. |
| Floors 03 to 11 | Cannes and St Tropez | Riviera Mansion | 2 and 3 | Typically 5 to 7 units per floor. |
| Floor 12 | Cannes, St Tropez, Monaco | Riviera Mansion | 2, 3, 4 | First appearance of the 4BR Monaco layout. |
| Floors 13 to 27 | Cannes and St Tropez | Riviera Mansion | 2 and 3 | Floors 18 and 19 appear skipped, likely mechanical levels. |
| Floors 28 to 29 | Cannes, St Tropez, Monaco | Riviera Mansion | 2, 3, 4 | Monaco units reappear. |
| Floors 30 to 34 | Cannes and St Tropez | Riviera Mansion | 2 and 3 | Higher floor premium applies. |
| Floor 35 | Cannes, St Tropez, Monaco | Riviera Mansion | 2, 3, 4 | Final Riviera Mansion Monaco units. |
| Floor 36 | Cannes and St Tropez | Riviera Mansion | 2 and 3 | Highest Riviera Mansion floor. |
| Floors 37 to 40 | Monaco | Sky Mansion | 4 | 2 units per floor, both with car lifts and private garages. |
| Floors 41 to 42 | Penthouse | Sky Mansion | 5 | 1 full-floor unit per level. |
| Floor 43 | Sky Mansion | Sky Mansion | 8 | The crown jewel, multi-level layout. |
If floor allocation data appears inconsistent across broker websites, it is typically because those sources are extrapolating from a limited inventory release rather than referencing the complete master plan. The table above is grounded in the developer's official technical documentation.
Private Pools, Terraces, and Outdoor Space, How Much of the Lifestyle Is Real?
In the ultra-luxury off-plan market, marketing renders often exaggerate outdoor spaces. The technical floor plans for Bugatti Residences confirm that the private pools and expansive terraces are genuinely integrated into every single unit, not added as an afterthought.
The private pools are not mere plunge tubs. Even in the entry-level Cannes layouts, the pools measure up to 2.30 by 5.00 meters, with a depth of 1.00 meter. The smallest pool confirmed in the plans is 1.20 by 2.70 meters, which appears in certain compact Cannes configurations. In the Sky Mansions, these dimensions expand significantly, with the 5-bedroom Penthouse featuring a 6.00 by 8.00-meter pool.
The positioning of these pools is crucial to the unit's value. Because the building curves, some pools are pushed out to the very edge of the terrace, offering unobstructed views of the Burj Khalifa, while others are set further back, providing more privacy but slightly restricted sightlines. Buyers must carefully review the specific floor plan for their chosen unit to understand exactly how the outdoor space will function in reality. The terraces are finished with composite decking and feature high-performance curtain walls to ensure acoustic comfort, even when enjoying the outdoor lifestyle.
Parking Bays and Car Lift Access, What Buyers Should Verify Before Reserving
Parking is a major point of differentiation in this project. The standard parking allocation is exceptionally generous: three bays for a two-bedroom Cannes, five for a three-bedroom St Tropez, and seven for a four-bedroom Monaco. This standard parking is located in the basement levels and is accessible via traditional ramps.
The car lift access is strictly reserved for the Sky Mansion Penthouse Collection on floors 37 to 43. This is a critical detail that buyers must verify before reserving. The marketing materials heavily feature the car lifts, leading some to assume they are available throughout the building. They are not. If you are purchasing a Riviera Mansion, you will park in the basement. If you are purchasing a Sky Mansion, you will use one of the two dedicated car lifts to bring your vehicle directly into your private, air-conditioned in-residence garage.
Furthermore, the Sky Mansions come with massive basement parking allocations as well, with the 8-bedroom unit commanding 20 basement bays in addition to its sky garage. Buyers should always confirm these allocations in writing on their reservation agreements to avoid any operational surprises upon handover.
Price Per Sq Ft by Unit Type, Where the Real Value May Be
When analyzing the price per square foot at Bugatti Residences, the value proposition shifts dramatically depending on the unit type.
| Unit Type | Size | Price | AED/Sq Ft | Value Interpretation | Best For |
|---|---|---|---|---|---|
| Cannes (2BR) | 2,028 to 5,392 | AED 19.4M to 25M+ | 7,000 to 9,500 | Strongest relative value | Investors seeking liquidity and brand cachet. |
| St Tropez (3BR) | 3,800 to 5,500 | AED 36.6M to 45M+ | 8,000 to 10,000 | Balanced value | End-users and families wanting practical luxury. |
| Monaco 4BR Riviera | 5,500 to 7,000+ | AED 58.0M to 70M+ | 9,000 to 11,000 | High premium for rarity | Trophy buyers prioritizing expansive living areas. |
| Monaco 4BR Sky Mansion | 10,000 to 15,810 | AED 130M to 160M+ | 10,000 to 13,000 | Pure statement purchase | Ultra-HNW individuals demanding the car lift feature. |
| Penthouse 5BR | 22,935 | AED 155M to 300M+ | 11,000 to 15,000 | Pinnacle, illiquid | Family offices and billionaires seeking headline assets. |
The Cannes two-bedroom layout arguably offers the strongest relative value. At around AED 7,000 to 9,500 per square foot, buyers secure the Bugatti brand, a private pool, and a highly liquid asset size that will appeal to the luxury rental market or future resale buyers. It is the most rational investment choice within the building.
Conversely, the Sky Mansions represent the purest statement purchase. At this level, buyers are not calculating yield or standard capital appreciation. They are paying a premium for the engineering marvel of the car lift and the sheer exclusivity of owning one of only eleven such units in the world. These units will be the least liquid later, but they cater to a demographic where liquidity is rarely the primary concern.
The St Tropez three-bedroom layout sits comfortably in the middle. It suits a user end-buyer who wants the prestige of the address but still cares about layout efficiency and having enough space for a family. It is a practical luxury choice that balances the emotional pull of the brand with the functional needs of a primary residence.
Best Value Analysis, Which Bugatti Residences Unit Should I Buy?
Deciding which Bugatti Residences unit to buy depends entirely on your buyer profile and investment strategy. Here is a practical guide to help you navigate the options.
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The Trophy Buyer
If your goal is to own a globally recognized asset that makes a definitive statement, the Sky Mansion Penthouse Collection is the only choice. The inclusion of the private car lift and the sheer scale of the floor plans make these units unparalleled in the Dubai market. You are buying a piece of architectural history. |
2 |
The Family Office or Ultra-HNW Buyer
For those managing significant wealth who want a substantial Dubai base without the extreme premium of the Sky Mansions, the four-bedroom Monaco layout in the Riviera Collection is ideal. It offers palatial lateral living, seven parking bays, and exceptional privacy, serving as a perfect primary or secondary residence. |
3 |
The Buyer Who Wants Brand Cachet but Still Cares About Layout Efficiency
The three-bedroom St Tropez layout is the sweet spot. It provides enough space for comfortable family living, a generously sized private pool, and excellent core living layouts, all while maintaining a somewhat rational price per square foot compared to the larger units. |
4 |
The Buyer Who Wants the Lowest Entry Point Into the Project
The two-bedroom Cannes layout is your target. Starting around AED 19.4 million, it secures your position in the building, grants access to all the ultra-luxury amenities, and provides a highly liquid asset size that will be easier to exit or rent out in the future. |
5 |
The Buyer Who Prioritizes Privacy and Uniqueness
Look for the Cannes or St Tropez units located on the higher floors, specifically floors 30 to 36, of the Riviera Collection. The organic shape of the building means these higher units often feature unique terrace configurations and superior, unobstructed views of the Burj Khalifa, offering a distinct living experience from the lower floors. |
6 |
The Buyer Who Wants the Most Headline-Worthy Asset
The 8-bedroom Sky Mansion on floor 43 is the ultimate prize. While exact pricing is not publicly verified, the recent AED 550 million record sale indicates the level of investment required. This is for the buyer who demands absolute exclusivity and the highest possible specification in the city. |
For a full consultation on which unit suits your specific investment goals, our team at Totality Estates can provide tailored guidance based on current available inventory.
Bugatti Residences vs Other Ultra-Luxury Branded Residences in Dubai
When comparing Bugatti Residences to other ultra-luxury branded projects in Dubai, context is key. Projects like the Baccarat Residences and the upcoming Mercedes-Benz Places offer similar levels of brand prestige, but Bugatti differentiates itself through engineering. The integration of private pools in every unit and the car lifts in the Sky Mansions are features that few, if any, competitors can match in a high-rise format.
Final Verdict, Is Bugatti Residences Worth the Price?
Bugatti Residences by Binghatti is not a project that can be underwritten purely on traditional real estate metrics. It is a lifestyle purchase, a trophy asset, and a statement of intent. The prices, starting from AED 19.4 million and reaching into the hundreds of millions, reflect the brand's positioning at the absolute pinnacle of the luxury market.
For the rational investor, the two-bedroom Cannes layouts offer the most compelling value, providing entry into an exclusive club with a liquid asset size. For the ultra-wealthy end-user, the Sky Mansions offer an engineering marvel that is genuinely unique in Dubai. For the family seeking a palatial primary residence, the Monaco four-bedroom in the Riviera Collection delivers a level of space and finish that is difficult to match anywhere in the city.
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Rational Investor
Cannes 2BR — most compelling value and liquid asset size
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Ultra-Wealthy End-User
Sky Mansions — a genuinely unique engineering marvel
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Family / Primary Residence
Monaco 4BR Riviera — palatial space and finish
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Ultimately, Bugatti Residences is worth the price if you value architectural audacity, brand prestige, and the specific lifestyle it curates. It is a bold addition to the Business Bay skyline, and for the right buyer, it represents the ultimate urban sanctuary. If you are considering an acquisition, we strongly recommend reviewing our detailed Bugatti Residences information guide and consulting with our specialized advisory team to navigate the complexities of this exceptional development.