Dubai Commercial Property: Is it Worth It?

Is Commercial Real Estate Dubai's Next Big Property Opportunity?

Dubai's real estate conversation has long revolved around apartments, villas and off-plan residential launches. But commercial property deserves attention, too.

According to CBRE's Q2 2026 market review, Dubai's average office rents rose 13% year-on-year, while occupancy remained around 94%. Demand for quality office space continued to outpace available supply. For investors, this raises an interesting question: Could commercial real estate offer an opportunity worth exploring beyond residential property?

The answer depends on the asset, its location, the costs involved and the demand it can attract. Commercial property isn't automatically a better investment, but understanding the options can help buyers make more informed decisions. Two projects worth comparing are The Berkeley Tower by Ellington and Christian Rockefeller by LMD, both in Business Bay.

Two Projects, Two Different Approaches

Both projects have a stated starting price of AED 4,500 per sq. ft., but their offerings and ownership costs differ.

1. The Berkeley Tower by Ellington

Berkeley Tower brings Ellington's design-led approach to commercial offices, with a focus on workplace experience, wellness and technology.

• Starting price: AED 4,500 per sq. ft.
• Payment plan: 70/30
• Service charge:  AED 24 per sq. ft.
• Key features: Automated parking, wellness facilities, coworking spaces and sky lounges.
• Expected handover: Q2 2030
• The project also offers a range of office sizes, from approximately 1,132 sq. ft. to full floors exceeding 12,000 sq. ft.

For businesses, its workplace-focused amenities may be worth considering. For investors, the important question is whether its design, facilities and location can attract tenants willing to pay for the overall offering.

2. Christian Rockefeller by LMD

Christian Rockefeller takes a different approach, combining branded commercial offices with a larger tower and lifestyle-oriented amenities.

• Starting price: AED 4,500 per sq. ft.
• Payment plan: 50/50
• Estimated service charge: AED 18 per sq. ft.
• Key features: Infinity pool, padel court, spa, sauna, coworking spaces and rooftop facilities
• Expected handover: Verify the latest developer schedule before purchasing.
• Its smallest office is approximately 1,077 sq. ft., making its entry-level unit slightly smaller than Berkeley's.

The branded positioning and lifestyle amenities may appeal to certain occupiers, but investors should assess whether these features translate into stronger tenant demand or rental income.

What Do These Differences Mean for Buyers and Investors?

The headline prices are similar, so the decision requires looking beyond the initial cost.

• For businesses buying their own office: Consider accessibility, office layouts, parking, facilities and the overall environment you want to offer employees and clients.
• For businesses looking to rent: Compare rental rates, service charges, parking and other occupancy costs. Amenities matter most when they offer practical value to your business.
• For investors: Three factors deserve particular attention.

Points to consider:

• Ongoing costs: Berkeley's stated service charge is AED 24 per sq. ft., compared with Christian Rockefeller's estimated AED 18. On a 2,000 sq. ft. office, that's an annual difference of AED 12,000, assuming the rates apply to the same chargeable area.
• Cash flow: Berkeley's 70/30 payment plan and Christian Rockefeller's 50/50 plan distribute payments differently. The right structure depends on your available capital and when payments fall due.
• Rental demand and resale potential:  Attractive amenities and branding can help position a property, but neither guarantees occupancy, rental income or capital appreciation. Comparable rents, competing supply and the eventual purchase price matter just as much.

So, Which Project Makes More Sense?

There isn't one answer for every buyer. Berkeley may appeal to those who prioritize design-led workspaces, automated facilities and wellness amenities. Christian Rockefeller may interest buyers who value branded offices, lifestyle facilities and a lower stated service charge.

But these differences alone don't establish which project offers better returns. Investors should compare realistic rental estimates, total acquisition costs, service charges, payment schedules and the supply of competing offices before committing.

At Treÿsta, we believe good property decisions start with good comparisons.Our role isn't to push the cheapest property or the one with the longest amenities list. It's to help you understand what you're paying for, what you stand to gain and whether the property fits your goals.

Because the best investment isn't necessarily the most impressive building. It's the one that makes sense for you.