Top 5 New Commercial Towers in Dubai to Watch

Everyone is talking about Ellington and Rockefeller entering Dubai’s premium office conversation. They deserve attention, but they are not the whole shortlist. My five commercial developments to watch are Christian A. Rockefeller Business Tower, Berkeley Tower, AHS Twin Towers, Dawn at O1NE District and The Yards Plaza. They offer different propositions: a branded headquarters, a technology-led high-rise, a hotel conversion, an emerging business district and a low-rise office campus. These are my picks in no particular order. The useful question is not which has the biggest launch story, but which fits your budget, occupier and timetable.

Five Dubai office developments: the quick comparison

This shortlist covers announced projects and redevelopment plans, rather than five completed offices available for immediate occupation. Developer specifications and marketing terms can change before purchase.

1. Christian A. Rockefeller Business Tower: the branded headquarters proposition

Christian A. Rockefeller Business Tower stands out for combining the Rockefeller name with a Sheikh Zayed Road office address. LMD identifies it as a new commercial project. Launch coverage reports 87 storeys, 332 freehold offices and sizes from approximately 1,077 sqft, with completion targeted for Q2 2031. The announced offering includes five amenity floors, wellness facilities and a business centre on the 87th floor. See the launch specifications reported by Zawya.

My take: this is one to examine if the identity of your headquarters matters to clients and staff. A smaller suite and a full floor are very different purchases, even when they share the same address. Start with the space your team actually needs and the number of allocated parking bays.

The long delivery horizon also changes the decision. A business that needs premises next year should not compare a future tower with an immediately usable office as though they solve the same problem. Request the current price list, floor plan, delivery specification and payment schedule together before comparing the cost.

2. Berkeley Tower by Ellington: technology and the working day

Berkeley Tower is worth watching for the way Ellington is applying its design approach to offices. The developer’s project page confirms a 60-floor Grade A commercial tower in Business Bay, five levels of leisure and wellbeing facilities, robotic parking, drone-delivery platforms and future-ready air-taxi vertiport infrastructure. Ellington’s 20 October 2026 announcement with Al Hamra also describes double-decker lifts and business, wellness and social amenities.

My take: the practical test is whether the building makes everyday work easier. Ask how parking retrieval operates at peak arrival times, how visitor access works and which meeting or wellness facilities come with the office rather than a separate membership.

Future-ready air-taxi infrastructure is a design feature. It should not be read as confirmation of an operating air-taxi service at handover. I would assess the location and normal commute first, then treat future mobility as a potential addition. Buyers should also obtain the exact office allocation and current unit schedule rather than rely on unit counts repeated across launch websites.

3. AHS Twin Towers: an established address with a new use

AHS Twin Towers is a different proposition because it involves repositioning an existing landmark. AHS announced the Shangri-La Dubai acquisition for AED 1.1 billion in June 2026. In an October interview with Gulf Business, founder Abbas Sajwani outlined its transformation into Grade A offices, targeting completion in 2028, with Gensler responsible for design and AHS Atelier for interiors. The interview also reported that the earlier, separate AHS Tower generated more than USD 700 million in sales during development, according to the company.

My take: the attraction is a familiar central address with a potentially shorter redevelopment timetable than a new skyscraper. The due diligence is correspondingly specific: establish the work being undertaken, the office handover condition, the approvals and the contractual completion provisions.

Keep AHS Twin Towers separate from AHS Tower when discussing sales history. A previous project’s sell-out is not evidence of the new project’s resale liquidity or rental return. Obtain the latest individual-office layouts directly; I would not budget from a rounded “1,800 sqft” minimum without the actual unit schedule.

4. Dawn at O1NE District: buying into a business district

Dawn’s distinguishing feature is its place in a wider district rather than a standalone office launch. AVENEW’s official O1NE District page identifies Motor City beside Dubai Autodrome, six commercial towers and Dawn as the first building. It describes an integrated retail podium, mall connectivity, a concierge lobby, gardens, outdoor working areas and rooftop food and beverage. The AVENEW and KORA launch announcement places the wider district’s development value at AED 6 billion.

My take: this is a location-led alternative for companies whose employees, customers or owners are based around Motor City and neighbouring communities. It is worth testing against the actual journeys a business makes, rather than assuming every occupier needs Sheikh Zayed Road.

Check the timing of the surrounding district as closely as the office tower. Ask when retail connections and shared public spaces are scheduled to open, what happens if later phases are delayed and which facilities are part of the first handover. The district value is not the price of Dawn or a guarantee of demand. For the advertised entry budget and any 50/50 offer, obtain a current written quotation with the instalment dates.

5. The Yards Plaza by BEYOND: a campus alternative to the skyscraper

The Yards Plaza stands out because it offers a different physical working environment. BEYOND describes 272 offices across four blocks, while its official project page places the development on Sheikh Mohammed Bin Zayed Road and identifies a landscaped courtyard, public terraces, a gym, lap pool and padel courts. The correct office-project name is The Yards Plaza; The Yards is the broader masterplan.

Commercial brokerage Mitchell’s launch brief dated 7 October 2026 indicated prices from AED 2.85 million, a 40/60 payment plan and a Q3 2029 completion target. Those are dated marketing terms, not confirmation that an office remains available at that price today. They also show why “from AED 3 million” should be treated as a rounded launch reference rather than a live quotation.

My take: this deserves a look if you want an office campus with shared outdoor space rather than a high-floor corporate address. Compare access, parking and the practical cost of preparing the office for occupation. Establish which fitness facilities are included, which require membership and who pays for the internal fit-out.

What if your office budget is below AED 2 million?

A smaller ready office may be a more relevant starting point than these premium launches. On 8 November 2026, fäm’s office-sale listings included a 595 sqft office in Jumeirah Bay X2, JLT, advertised at AED 1,049,999, and a 1,073 sqft office in Grosvenor Business Tower, Barsha Heights, at AED 1.9 million. Listing references were CS-186243 and CS-185301 respectively.

These are two asking-price examples, not transaction benchmarks or promises of continuing availability. They are also different products from new premium office launches. Check the exact unit’s condition, permitted activity, tenancy, parking and recurring costs. If AED 2 million is your total budget, leave room for transaction expenses and any work required before the office can be occupied.

Compare the total ownership cost, not just the launch price

The strongest shortlist is the one that compares the same costs and obligations for every office. Before reserving, request these items in writing:

• Price and usable area: identify the unit, floor, view, area basis and what the advertised figure includes.
• Fit-out: establish whether delivery is shell and core or fitted, and obtain a separate occupation budget.
• Payment schedule: compare the cash due on booking, during construction and at completion, including fees outside the quoted plan.
• Service charges: request the current estimate, charging area and inclusions. Separate parking, memberships and other operating costs where applicable.
• Practical occupation: confirm the intended business activity, access arrangements, parking allocation and the timetable for fit-out approvals.
• Delivery: distinguish the target date in marketing from the date and remedies in the signed agreement.

I have not presented fixed service-charge figures for these five projects because a comparable, current official schedule was not verified for every development. A building with more amenities should be assessed using its actual running costs, rather than an assumed rent premium.

Frequently asked questions

Which new commercial towers in Dubai are worth watching?

My shortlist is Christian A. Rockefeller Business Tower, Berkeley Tower by Ellington, AHS Twin Towers, Dawn at O1NE District and The Yards Plaza by BEYOND. They represent different office formats and locations. The order is editorial, not a ranking of expected rental yields or investment returns.

Is The Yards Plaza a tower or an office campus?

BEYOND describes The Yards Plaza as four office blocks within The Yards masterplan on Sheikh Mohammed Bin Zayed Road. It is included for its commercial-office proposition, although its campus format differs from the high-rise towers on this shortlist. The office development should also be distinguished from residential releases within the masterplan.

Is AHS Twin Towers the same as AHS Tower?

No. AHS Twin Towers is the planned repositioning of the Shangri-La Dubai property. AHS Tower is the developer’s earlier commercial project. Sales results reported for AHS Tower should not be attributed to Twin Towers or treated as evidence of future performance for the conversion.

Are office prices and payment plans fixed at launch?

A published starting price describes a particular release or marketing date. Availability, unit mix and terms can change. Ask for a dated quotation showing the exact office, instalment schedule, handover payment and additional charges. Use the signed agreement to establish your obligations.

Can I buy a Dubai office for less than AED 2 million?

The fäm listing examples checked for this article included offices below AED 2 million in JLT and Barsha Heights. These were advertised asking prices, subject to availability. Compare the full acquisition and occupation budget, and do not assume a smaller ready office has the same specification as a new Grade A launch.

Which of the five belongs on your shortlist?

I would start with the occupier, budget and timing, then choose the building. Rockefeller and Berkeley merit attention for their premium high-rise propositions; AHS brings a conversion story; Dawn offers a district-led choice; and The Yards Plaza brings a campus format. None is automatically the right office for every business.

Contact fäm Properties for a tailored comparison of current office availability, floor plans, payment schedules and service-charge information. Tell us whether you are buying for your own company or seeking a tenant, your total budget and when you need the space. That gives the comparison a practical starting point.

Sources and information date

Project information and listing examples were checked on 8 November 2026. Sources are linked beside the relevant claims. Developer announcements describe intended specifications; dated brokerage prices are marketing indications; listing prices are asking prices. This article does not present a DLD transaction ranking, a yield forecast or a separate downloadable report. Confirm current availability and contractual terms before reserving.