Ellington Offices in Dubai
Berkeley Tower, Eaton Square and Ellington’s Move into Business Bay
Ellington built its name on apartments and villas. Since 2025 it has been building Grade-A offices too: Eaton Square in MBR City, and now Berkeley Tower, a G+60 tower on Sheikh Zayed Road next to Business Bay Metro. Here is what each project offers, who it suits and how it fits the Business Bay office market.
Ellington’s office projects in short
Ellington Properties has two office projects in Dubai. Eaton Square in MBR City was its first commercial launch, in August 2025: 11 office floors, each built for one tenant, with shops and a promenade at street level. Berkeley Tower is its first office tower in Business Bay: ground plus 60 floors on Sheikh Zayed Road, right next to Business Bay Metro Station, with 109 offices from 1,132 sq ft up to a 21,873 sq ft duplex.
If you searched for “Ellington Business Bay” or “Ellington office tower”, Berkeley Tower is the building you are looking for. The full facts, floor bands and plan are in our Berkeley Tower Ellington project brief. This article looks at the bigger picture: why a residential developer is building offices, what that means for the space you buy, and whether it suits you.
Ellington offices at a glance
Developer figures, October 2026
Why a residential developer is now building offices
Ellington was founded in 2014. Until 2025 it built homes: apartment buildings in JVC, Dubai Hills Estate, MBR City, Al Jaddaf and Business Bay, homes on Palm Jumeirah, villas at The Sanctuary, and beach projects in Ras Al Khaimah. You can see the whole portfolio, with live TruHauz prices, in our Ellington Properties developer guide.
The move into offices follows the market. Dubai has had a shortage of Grade-A office space since 2023, as companies moving to the city took up almost all new prime supply. When it launched Eaton Square, Ellington linked the project to that business growth, and co-founder Joseph Thomas said the company wanted to expand “the boundaries of what commercial real estate can offer in Dubai”.
For buyers, the interesting part is not the label but the approach. Ellington’s homes sell on interiors, finishes and amenities. Both office projects carry that over: hotel-style lobbies, wellness spaces and co-working areas are part of the offer, not an afterthought.
Eaton Square: Ellington’s first office building
Ellington announced Eaton Square in August 2025 as its first commercial development. It stands in Mohammed Bin Rashid City (MBR City), with views over the Dubai skyline and the community’s central lagoon. It is not in Business Bay, which matters if your staff commute by metro or you want a Sheikh Zayed Road address.
What it offers, according to Ellington:
- 11 office floors, each designed for a single tenant, plus premium retail space
- Wellness: fitness centre, yoga studio, sauna and changing rooms
- Work spaces: executive lounge, co-working lounge with presentation technology, phone booths and quiet zones
- An on-site daycare centre for staff with young children
- Outdoors: a promenade with dining and leisure retail, a children’s play area, outdoor table tennis and chess
- Getting there: parking, EV charging and bicycle storage
- Smart building systems: destination-control lifts, facial recognition, NFC and QR access, video analytics
Status: off-plan. Ellington’s own news release gives completion as الربع الثاني من عام 2028; some launch coverage said Q4 2027. The date that binds is the one in your Sales and Purchase Agreement.
Berkeley Tower: Ellington’s office tower in Business Bay
Berkeley Tower is the bigger step. It is a ground plus 60 floor Grade-A office tower on Sheikh Zayed Road in Business Bay, beside Business Bay Metro Station on the Red Line. Its facade is designed to look gathered and pleated, like fabric, with landscaped terraces set into it up the height of the building.
Key facts from Ellington: 109 offices in six configurations and 579,681 sq ft of sellable space. Levels 1 to 31 hold single offices from 1,132 sq ft and larger suites. Levels 36 to 52 add bigger suites and full floors of about 12,200 to 12,500 sq ft. Levels 54 and 55 form one 21,873 sq ft duplex. Ceilings are 3.8 to 4.1 m, there are 12 double-deck passenger lifts and parking runs over six basements with automated bays.
Payment and timing: a 70/30 plan with 20% at booking, 20% more in the first year and the rest tied to construction, then 30% on completion. Completion is expected in 2031 but Ellington has not confirmed a date. To see what the plan means in cash for a given price, try the Berkeley Tower payment plan calculator.
We do not repeat the full size bands here. For every office type, level and size, see the Berkeley Tower floor plans and sizes in our project brief, or the Berkeley Tower listing.
What Ellington’s residential approach means for an office
Most Dubai office towers are sold on location and floor plate. Ellington sells Berkeley Tower the way it sells its homes: on how the building feels to use every day. In practice that shows up in four places.
Arrival. A landscaped drop-off leads into a 4,015 sq ft double-height lobby in polished porcelain and warm timber, with a sculptural reception desk. Security and back-of-house are kept out of sight. For a company receiving clients, this is part of the product.
Space and light. Ceilings of 3.8 to 4.1 m are high for offices and make a fit-out easier, with room for services above a ceiling and still a tall, open feel. The terraces bring light and outdoor space into a tower that would otherwise be all glass.
Wellness and social spaces. Berkeley has a full set of wellness and social amenities, including pilates, fitness and spinning studios, a rest and recharge room, a games room and music-listening rooms. A co-working hub with focus pods, lounges and a social kitchenette sits alongside. These features help a tenant recruit and keep staff, which in turn helps an owner lease the space.
Fit-out. The brochure describes the offices as flexible spaces that businesses shape around their own teams. It does not say whether units are handed over as shell and core or fitted. Ask for the handover specification in writing, because fit-out cost is a large part of the budget for an owner-occupier.
Does Ellington have other projects in Business Bay?
Not offices. We checked every Ellington project listed on TruHauz. Berkeley Tower is the only Ellington office project in Business Bay, and Eaton Square is the only other Ellington office building we know of.
Ellington’s other Business Bay address is residential: One River Point, an apartment tower on the Dubai Canal with views of Burj Khalifa, built in partnership with Dutco. It is listed on TruHauz from AED 2,870,828 with handover shown as Q2 2027 (prices can change). It is useful as a sign of how Ellington builds in the district, but it is not a place to buy an office.
If you want an office in Business Bay sooner than 2031, look at ready buildings or nearer handovers in our Business Bay office for sale guide و ال Business Bay handovers guide.
Who Ellington offices suit: owner-occupiers or investors?
Both, but they should look at different units and ask different questions.
Owner-occupiers
- A company planning its own Dubai headquarters from about 2031 can take a full floor (about 12,200 to 12,500 sq ft) or the 21,873 sq ft duplex at Berkeley
- A firm that wants a whole floor sooner, outside Business Bay, can look at Eaton Square (Q2 2028 per Ellington)
- The amenities do some of the work of a staff benefits package
- Owning fixes your occupancy cost; you pay a service charge rather than a rising rent
- Ask for the fit-out specification and the service charge estimate first
المستثمرون
- Smaller units from 1,132 sq ft on Berkeley’s lower floors keep the ticket lower and are easier to lease and resell
- A metro-side Sheikh Zayed Road address is easy to explain to tenants
- No rent before handover: the 70/30 plan asks for 70% during the build
- Net yield depends on rent minus service charge, and neither is known for 2031
- Model the 70/30 cash flow against a real price before you reserve
The Business Bay office market in 2026
Ellington is entering the office market at a time of tight supply. These are the most recent published figures we use across our office guides:
What it means for Ellington buyers. Strong demand for Grade-A space is why developers known for homes are now launching offices. Savills’ flat Q2 reading suggests rent growth is levelling off. Berkeley Tower hands over in 2031, alongside other new towers on Sheikh Zayed Road, so rents then could be higher or lower than today. Buy on the building and the unit, not on this year’s growth rate.
For weekly figures, see our Dubai real estate market report.
Sources: JLL Q2 2026 office data via Arabian Business and Gulf Business; Savills Dubai office research; Engel & Völkers 2026 office rent guide. Rents are asking or average figures, not guaranteed returns.
How Berkeley Tower compares with other Business Bay office launches
Berkeley Tower is one of several new office towers on the Business Bay side of Sheikh Zayed Road. Its closest rival is LMD’s 87-floor Christian A. Rockefeller Business Tower: bigger, with more amenities and a 50/50 plan that asks for 20% in the first year against Berkeley’s 40%, while Berkeley is smaller (109 offices), sits next to the metro and publishes its high ceilings. Other launches listed on TruHauz hand over earlier, in 2029, and show prices: HQ by ROVE from AED 2.6M, 31 ABOVE by Beyond from AED 7.8M, 1970 Office Tower from AED 9.3M and Lumena by Omniyat from AED 19M (TruHauz listing prices, which can change). We set them side by side in our guide to offices for sale on Sheikh Zayed Road و ال Business Bay office for sale guide, and compare the two 2031 towers in full in Rockefeller Tower vs Berkeley Tower.
Before you reserve, read our guide to buying office space in Dubai for DLD fees, VAT and financing on commercial property.
Want the Berkeley Tower price list first?
We will send it with the floor plans as soon as Ellington issues them, and help you shortlist units.
Ellington offices: questions buyers ask
Short answers on Berkeley Tower, Eaton Square and Ellington in Business Bay.
Buying an Ellington office?
TruHauz is a RERA-registered Dubai brokerage. Message us for the Berkeley Tower price list and floor plans, Eaton Square availability, or a comparison with other Business Bay offices. There is no cost and no commitment. For the full Berkeley facts, read our Berkeley Tower Ellington brief, and for every Ellington project see the Ellington Properties guide.
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