Dubai’s commercial real estate market is thriving, driven by strong demand and excellent infrastructure. To make an informed investment, it’s essential to cut through the marketing hype and focus on transparent data and real numbers. In this post, we break down four prominent off-plan commercial projects in Dubai—realistically priced, risk-assessed, and ROI-analyzed.
Market Snapshot: What the Data Tells Us
Let’s start with a look at where Dubai’s office market stands today:
| Project / Area | Price per Sqft (AED) | Notes |
|---|---|---|
| The Opus, Business Bay | 5,808 – 7,260 | Recently transacted luxury spaces |
| Boulevard Plaza, Downtown | ~7,264 | Ultra-prime, iconic address |
| ICD Brookfield Place, DIFC | 950 – 1,000 (Rent) | Service charges ~55/sqft |
| Business Bay (Avg.) | 1,417 | 27% YoY increase in sales price |
Project Breakdown: Numbers, Not Hype
1. AHS Luxury Office Tower – Sheikh Zayed Road
- Price per Sqft: AED 4,000
- Size Options: 3,500 – 6,800 sqft
- Payment Plan: 50/50
- Handover: Within 12 months
- ROI Projection: ~25% (Comparable premium assets like Opus trade ~AED 6,000+ per sqft. AHS is ~33% cheaper with similar locational advantage.)
- Why it’s compelling: Landmark visibility, metro access, luxury-grade amenities.
2. Burj Capital – Business Bay
- Price per Sqft: AED 4,336
- Size Options: 808 – 2,295 sqft
- Payment Plan: 50/50
- Handover: Dec 2028
- ROI Projection: ~20% (Business Bay avg is AED 1,417/sqft, but luxury products command 3x that. This sits between average and top-end pricing.)
- Why it’s compelling: Positioned between Downtown and DIFC, appealing to premium tenants.
3. Capital One – JVC
- Price per Sqft: AED 1,954
- Size Options: 869 – 2,168 sqft
- Payment Plan: 50/50
- Handover: July 2028
- ROI Projection: ~12%-15% (Depends on JVC’s gentrification pace. Pricing is above Dubai’s avg but justified by quality and layout.)
- Why it’s compelling: Best for budget-conscious buyers looking for clean layouts and functional space.
4. Lumena by OMNIYAT – Business Bay
- Price per Sqft: AED 4,500
- Total Office Space: 580,000+ sqft
- Payment Plan: Phased + 50% on completion
- Handover: Q4 2029
- ROI Projection: ~20%-25% (Sustainability-led premium positioning + expected LEED Platinum makes this an ESG-friendly long-term asset.)
- Why it’s compelling: Flagship asset for future-focused tenants and fund-driven occupiers.
Risk Profile: Let’s Not Pretend There Aren’t Any
| Risk Type | What to Watch For |
| Construction Delays | Always factor in a 6–12 month buffer for off-plan handovers. |
| Market Shifts | Macro pressures (interest rates, global slowdown) impact ROI. |
| Overpricing Risk | If the price premium isn’t matched by location/finish, exit value may lag. |
| Liquidity | Office resale market isn’t as liquid as residential—exit plans matter. |
Final Thoughts
Not all projects are equal, and this guide wasn’t written to sell hype. If you’re buying off-plan commercial space in Dubai, ask hard questions:
- What’s the realistic resale value per sqft?
- Is the location future-proof (metro, infrastructure, tenants)?
- Can the building command premium rents?
Use the insights above to benchmark your next move. Want a breakdown spreadsheet, launch pricing, or help evaluating cap rates? Drop us a line or consult Dubai Land Department’s latest market reports.
We’ll leave the sugarcoating to someone else.
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