Business Bay Office for Sale — 2026 Buyer’s Guide to New and Ready Offices
Business Bay has more offices for sale than any other freehold district in Dubai, from single ready units with tenants to whole floors in towers still on the drawing board. This guide covers the new launches, the ready options, what an office really costs to buy and hold, and what to check before you pay a deposit.
Buying an Office in Business Bay in 2026
Business Bay sits between Downtown Dubai, Sheikh Zayed Road and the Dubai Canal. Over the last decade it has grown from an overspill address into one of the city’s main business districts, and it is one of the few places where you can buy, not just rent, a modern office. Most towers are multi-owner buildings, so a single office can be bought, leased out and sold on like an apartment.
Below we start with the two new towers that launched in October 2026, then list the other Business Bay offices for sale on TruHauz, and then cover the market, the costs and the checks that decide whether an office is a good buy.
1. Christian A. Rockefeller Business Tower by LMD
LMD’s tower, launched in October 2026, rises 87 floors and 372 m on the Sheikh Zayed Road edge of Business Bay, between Downtown and DIFC, and the Dubai Land Department registers the project in Business Bay. It is named after Christian A. Rockefeller, a sixth-generation member of the Rockefeller family; the terms of the brand agreement have not been published.
All 332 units are Grade-A offices, on levels 15 to 85. Sizes run from 1,077 sq ft single suites to half floors of 5,887 to 7,555 sq ft and full floors of 11,541 to about 13,400 sq ft, which are rare in new Dubai stock. Five amenity levels include a padel court, two infinity pools, a gym, co-working space and a level-87 sky lounge. There are more than 1,100 parking spaces and two Red Line metro stations a short drive away.
Why it suits a buyer: half the price is paid on handover, and the 5% VAT is collected with each instalment rather than upfront. The trade-off: handover is expected in Q2 2031, and this is LMD’s first supertall and its first office tower in Dubai, so it suits buyers who do not need income before then.
For floor plans, the full payment schedule and our due-diligence checklist, read the full Christian A. Rockefeller Business Tower brief, or model your instalments with the Rockefeller Tower payment plan calculator.
Key facts
Developer factsheet, October 2026
2. Berkeley Tower by Ellington
Ellington Properties is best known for design-led homes, including several Business Bay residential buildings. Berkeley Tower is its main move into offices in the district: a G+60 Grade-A tower on Sheikh Zayed Road, next to Business Bay Metro Station. The facade looks gathered and pleated, like fabric, with landscaped sky terraces set into it.
The tower has 109 offices and 579,681 sq ft of sellable space. Levels 1 to 31 hold single offices of 1,132 to 1,389 sq ft and larger suites up to about 5,400 sq ft. Levels 36 to 52 add suites up to 6,522 sq ft and full floors of 12,182 to 12,507 sq ft, and levels 54 and 55 form one 21,873 sq ft duplex. Ceilings are 3.8 to 4.1 m.
The payment plan is 70/30, with 20% at booking. Completion is expected in 2031 but Ellington has not yet confirmed a date. Prices are released at launch. If you are choosing between the two new towers, our Rockefeller Tower vs Berkeley Tower comparison sets them side by side.
Key facts
Developer brochure, October 2026
What happened to Ellington’s Atelier? When we first wrote this page in September 2026, Ellington had announced a Grade A office building in Business Bay called The Atelier, with no price, plan or handover date. It is not listed on TruHauz, and no further details have been published. Berkeley Tower is the Ellington office project you can register for today.
3. Other Business Bay Offices for Sale
These Business Bay office projects and resale units are listed on TruHauz today. “From” prices are the lowest units on our listings and can change without notice.
A ready office with a long-term tenant in place, so it can earn rent from the day of transfer.
A hotel-branded office tower facing Downtown and the Dubai Canal, with ready-to-use furnished offices.
A stacked, offset-volume office building by one of the UAE’s oldest developers.
A top-end tower at the meeting point of Business Bay and Downtown, aimed at company headquarters.
Six waterfront buildings selling prime office space by the floor rather than leasing it.
An art-themed office building with a gallery at its core, G+5 podium plus 15 office floors and 600 parking bays.
| Project | Developer | Status | Price on TruHauz | Handover |
|---|---|---|---|---|
| Christian A. Rockefeller Business Tower | LMD | New launch | On request | Q2 2031 (expected) |
| Berkeley Tower | Ellington | New launch | At launch | 2031 (unconfirmed) |
| Fifty One Tower office | Resale | Ready | AED 3.2M | Ready, tenanted |
| HQ by ROVE | ROVE / IRTH | Off-plan | From AED 2.6M | Q1 2029 |
| 1970 Office Tower | Al Habtoor | Off-plan | From AED 9.3M | Q1 2029 |
| Lumena | Omniyat | Off-plan | From AED 19M | 2029 |
| Bureau Lamar | Lamar | Off-plan | From AED 38.5M | Q1 2029 |
| Haus of Tenet | Tenet | Off-plan | On request | Q1 2029 |
Prices and dates are taken from TruHauz listings on 21 October 2026 and can change without notice. Looking along the whole of Sheikh Zayed Road, including Trade Centre and towers outside Business Bay? See our guide to offices for sale on Sheikh Zayed Road. For towers due to complete soon, see Business Bay handovers 2026–2027.
Business Bay Office Market in 2026
Dubai has been short of good office space since 2023. Companies moving to the city have taken up almost all new prime supply, and the prime districts, DIFC, Downtown and Business Bay, have been the tightest. Firms priced out of DIFC have tended to move to Business Bay and Sheikh Zayed Road, which supports demand for the district’s better buildings.
| Measure | Figure | Source |
|---|---|---|
| Dubai office vacancy, Q2 2026 | 6.1% (7.7% a year earlier) | JLL |
| Grade-A office rents, year on year | +26.2% | JLL, Q2 2026 |
| Prime office rents, year on year | +13.6% | JLL, Q2 2026 |
| Citywide average office rent | AED 238 per sq ft, flat for the quarter | Savills, Q2 2026 |
| Business Bay office asking rent | AED 151–251 per sq ft a year | Engel & Völkers and others, by grade |
| Dubai office occupancy | About 94% | CBRE, Q2 2026 |
| Grade-A vacancy, DIFC, Downtown, Business Bay | Below 5% | CBRE, Q2 2026 |
What it means for a buyer. Low vacancy and rising rents help both owner-occupiers, who swap a rising rent for a fixed asset, and investors, who face less competition for tenants. But Savills’ flat Q2 2026 reading suggests rent growth is levelling off. For towers that complete in 2029 to 2031, the question is how much competing Grade-A space arrives in Business Bay, Downtown and DIFC before then. Do not assume today’s rent growth will continue.
For weekly sales and rent trends across Dubai, see our Dubai real estate market report.
Off-Plan or Ready: Which Business Bay Office?
| Question | Ready office | Off-plan office |
|---|---|---|
| When can you use it? | On transfer | At handover, mostly 2029–2031 |
| Rental income | From day one, sometimes with a tenant in place | None until handover |
| How you pay | Full price on transfer (or with a mortgage) | Instalments, e.g. 50/50 or 70/30 |
| VAT | 5% at transfer | 5%, collected with instalments on some projects |
| Specification | Older stock varies a lot; inspect it | Newer Grade-A design, larger floor plates |
| Service charge | Known history you can check | Developer estimate until handover |
| Main risk | Tired building, high charges, weak tenant | Delays, design changes, future supply |
Buying to occupy? You are turning an unpredictable rent into a fixed asset. A business on a three-year lease negotiates from a weak position at every renewal while vacancy is low; ownership removes that. Choose the building your staff and clients will be happy to reach every day, with parking and metro access.
Buying to lease? You are buying an income stream, so the building’s ability to attract and keep a corporate tenant is the whole investment. Floor plate, parking, certification and management matter more than the lobby. A ready office with a tenant, such as the Fifty One Tower unit above, lets you see the income before you buy.
What an Office in Business Bay Really Costs
The list price is only part of the cost. Plan for these on top:
- DLD fee: 4% of the price, plus registration and admin fees. On off-plan offices, the Oqood (off-plan title) is registered at this stage.
- VAT: 5% on the price. Commercial property is subject to VAT, unlike most residential sales. VAT-registered companies may be able to recover it; ask your tax adviser. Some developers, such as LMD, collect it with each instalment instead of upfront.
- Broker commission on resale purchases, agreed in writing before you view.
- Service charges every year, per sq ft, approved by RERA. LMD’s estimate for Christian A. Rockefeller Business Tower is AED 18 per sq ft. Chilled water and parking are often billed separately.
- Fit-out, unless the office is sold fitted or furnished, and a void period while you find a tenant.
We cover commercial VAT, free-zone versus mainland title and ownership rules in more depth in Commercial Property in Dubai: VAT, Ownership Rules and Real Costs, and the full step-by-step purchase process in our guide to buying office space in Dubai.
Golden Visa. Property worth AED 2 million or more can support an application for the UAE 10-year Golden Visa, and commercial property can count. Most Business Bay offices on our list are above that threshold. The rules, including how off-plan and mortgaged property is treated, are set by the authorities and can change, so confirm the current position for your purchase before relying on it.
What “Grade A” Should Mean in Business Bay
“Grade A” is not a regulated label in Dubai. No authority certifies it, so it is used loosely in marketing. Before you pay a deposit, ask for these points in writing:
Five Checks Before You Buy a Business Bay Office
1. Check the project and pay only into escrow
For off-plan, look up the project in the Dubai REST app and make sure the developer named there matches your contract. Pay only into the project’s escrow account, never into a personal or broker account.
2. Read the SPA for dates and remedies
Check the completion date, the grace period, what happens if the tower is late, and the exact area you are buying. Developer brochures are indicative; only the signed Sales and Purchase Agreement binds.
3. Ask for the service charge and what it covers
On a held office, the service charge often decides whether the investment works. Ask for the per sq ft figure and whether chilled water and parking are extra.
4. Read the building rules
In a multi-owner tower, the owners’ association sets the rules on signage, fit-out hours, after-hours access and approved contractors. A tenant who cannot put their name up or fit out at weekends may choose another building.
5. Think about the exit
An office draws a smaller, more analytical pool of buyers than an apartment, and they price it on the income it produces. Buy something that will show a clean tenancy record when you come to sell.
TruHauz is a RERA-registered Dubai brokerage. We check each of these points for you before you reserve.
Business Bay Office for Sale: Frequently Asked Questions
It depends on size, building and whether it is ready or off-plan. On TruHauz today, a ready 1,154 sq ft tenanted office in Fifty One Tower is listed at AED 3.2M, HQ by ROVE starts from AED 2.6M, 1970 Office Tower from AED 9.3M and Lumena by Omniyat from AED 19M. Whole floors at Bureau Lamar start from AED 38.5M. Christian A. Rockefeller Business Tower and Berkeley Tower prices are released on request. Prices change, so ask us for the current list.
Yes. Business Bay is a freehold area, so buyers of any nationality can own an office outright, registered with the Dubai Land Department. Some other business districts in Dubai sit inside free zones with their own registers, so always confirm which authority registers title for the building you are buying.
Budget for the 4% Dubai Land Department fee plus registration and admin fees, 5% VAT on the price (commercial property is subject to VAT, unlike most homes), the broker’s commission and, once you own it, annual service charges per sq ft. On off-plan offices you also register the Oqood (off-plan title). VAT-registered companies may be able to recover the VAT; ask your tax adviser.
Buy ready if you need to move in or earn rent now: you can see the building, the service charge history and, in some cases, an existing tenant. Buy off-plan if you can wait until about 2029 to 2031 and want a newer Grade-A specification and a payment plan spread over construction, such as the 50/50 plan at Christian A. Rockefeller Business Tower or the 70/30 plan at Berkeley Tower.
Christian A. Rockefeller Business Tower by LMD, launched in October 2026, is an 87-storey, 372 m tower on Sheikh Zayed Road, registered in Business Bay, with 332 offices from 1,077 sq ft to full floors of about 13,400 sq ft, a 50/50 payment plan and expected handover in Q2 2031. Berkeley Tower by Ellington, a G+60 tower beside Business Bay Metro Station, launched in the same month.
There is no single figure. Yield depends on the price you pay, the rent the unit achieves and the service charge. Asking office rents in Business Bay range from about AED 151 to 251 per sq ft a year depending on the building grade and the source. Work out the net yield as annual rent minus service charge, divided by your total purchase cost including DLD fee and any VAT you cannot recover. We can run the numbers for a specific unit.
Service charges are set per building and approved by RERA. For off-plan towers the developer gives an estimate: LMD estimates AED 18 per sq ft a year for Christian A. Rockefeller Business Tower, which is about AED 19,400 a year on its smallest 1,077 sq ft office. Ask whether chilled water and parking are included, because they are often billed separately.
Property worth AED 2 million or more can support an application for the UAE 10-year Golden Visa, and commercial property can count. The rules, including how off-plan purchases and mortgages are treated, are set by the authorities and can change, so confirm the current position for your purchase before you rely on it.
Some UAE banks lend on commercial property, but terms are usually stricter than for homes and depend on the buyer’s profile and whether the office is ready. Most off-plan office buyers pay through the developer’s payment plan instead. Speak to a mortgage adviser before you commit if you plan to borrow.
Find the Right Business Bay Office
Tell us your budget, size and whether you want to move in or lease it out. We will send current prices, floor plans and availability for Christian A. Rockefeller Business Tower, Berkeley Tower and the ready offices on the market, and tell you honestly how they compare.
Call or WhatsApp +971 52 971 5488. There is no cost and no commitment. Start with the Rockefeller Tower Dubai brief if the new tower is on your list.
Sources: LMD, Christian A. Rockefeller Business Tower factsheet and floor-plan brochure (October 2026); Ellington Properties, Berkeley Tower brochure (October 2026); TruHauz listings (prices and dates as of 21 October 2026); JLL Q2 2026 office data via Arabian Business and Gulf Business; Savills Dubai office research; CBRE Dubai market review, Q2 2026; Engel & Völkers 2026 office rent guide. Developer figures are indicative and subject to the Sales and Purchase Agreement. Rents are asking or average figures, not guaranteed returns. This guide is general information, not financial, legal or tax advice.
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