Ellington Properties launches Berkeley Tower at the end of October, and expressions of interest are open now. It is a Grade A office tower of 60 floors on Sheikh Zayed Road in Business Bay, beside Business Bay Metro, with 109 freehold offices from 1,132 sq ft to a 22,191 sq ft triplex headquarters and completion in 2030. Ellington allocates whole and half floors on 29 October and individual offices on 30 October 2026. Every price, size and date for the tower comes from Ellington's launch pack and sales team; market figures come from the DLD register and the research houses we name. A disclosure: M&M markets units in Berkeley Tower and is paid by the developer on sales.
Why offices, and why now. Dubai's homes have had five strong years, and many of the owners we advise now want the next purchase to pay them rent. Offices do that best where tenants are short of space. In Business Bay, office rents rose 16% in a year and 93% of office space is let, and the district took 49% of the value of every office sale in Dubai from January to September 2026.
Start with the address. Berkeley Tower stands on Sheikh Zayed Road between Al Mustaqbal Street and Al Khaleej Al Tejari Street, with a secondary entrance towards Business Bay Metro on the Red Line. DIFC, Burj Khalifa and Dubai Mall are four minutes away by car, Dubai World Trade Centre five and Dubai International Airport nine. The louvred facade folds and pleats as it rises, with terraces cut into the tower all the way up, and every office floor has a Burj Khalifa side.
Then the offices. Typical floors have a plate of roughly 10,300 to 12,500 sq ft, divided in a few ways: eight offices of 1,132 to 1,389 sq ft, four of 2,502 to 2,867 sq ft, three or two larger ones, or the whole floor of 12,182 sq ft above the amenities. At the top sit a 21,873 sq ft duplex and a 22,191 sq ft triplex with double-height spaces, internal stairs and their own terraces. Ceilings are 4.1 metres floor to ceiling on every office floor, and each office is handed over ready for a tenant's fit-out, with power, water, drainage and data on every floor.
Four whole floors belong to the people who work here. Co-working, a work lounge and focus pods on level 32, a clubhouse with gaming and vinyl lounges and an outdoor terrace on 33, a fitness floor with boxing, spinning and Pilates on 34, and prayer rooms on 35, open to every employee of every company in the tower. Downstairs, a drop-off with VIP valet and concierge, a 4,015 sq ft lobby with a double-height reception, 12 double-deck lifts on destination control and robotic parking you call from an app. CBRE's June 2026 study of Grade A offices in Singapore found that top-tier tenants now choose a building for what it does for their people, and Berkeley Tower answers that in every area CBRE names.
Now the price. Ellington guides an average of AED 4,300 per sq ft, and the full price list sets each office. On the Land Department register, Business Bay's off-plan offices sold at a median of AED 4,902 per sq ft in 2026, HQ by Rove at 4,699, Omniyat's Lumena at 5,868 and Lumena Alta at 6,130. Ellington's study puts Lumena and Lumena Alta at 85% sold and HQ by Rove at 75%. At the average, the smallest office on the plans works out at about AED 4.87M, and lower floors usually price below the average.
The office market is on your side. CBRE puts Dubai office occupancy at 94% with prime rents up 16% on a year earlier (Q2 2026), JLL measured prime vacancy at 0.3% in late 2025, and only 39% of the office space planned for 2025 was delivered. Dubai recorded about 2,600 office sales in H1 2026, up 38% on a year earlier, and DIFC alone registered 2,318 new companies, each one needing an address. Office prices rose 15.1% in a year to H1 2026 and office rents 14.1%: your price is set at the launch, and your rent is set when your tenant signs in 2030.
What could the office earn? New leases at Bay Square, The Oberoi Centre and The Court run at AED 240 to 273 per sq ft a year on the 2026 Ejari register, against 162 for Business Bay's new office leases overall. At Ellington's average price that is a gross yield of 5.6% to 6.3% today, and 6.3% to 7.7% in 2030 with rents grown 3% to 5% a year. M&M's own analysis anticipates 9.4% gross in 2030, allowing for rent growth to handover and for what Berkeley Tower offers tenants that older towers cannot. All of these are illustrative.
The payment plan leaves 30% for the day the office can earn. Ellington's 70/30 plan takes 20% at booking and 5% at 90, 180, 240 and 360 days, ties six 5% instalments to construction from 20% to 70%, and leaves 30% for completion in 2030. On a 2,502 sq ft Type F office with its own terrace, about AED 10.76M at the guided average, that is AED 4.73M in the first year including the 4% DLD fee, AED 3.23M as it is built and AED 3.23M on completion. Offices carry 5% VAT on each instalment, and an owner who registers for VAT and lets the office can usually reclaim it. Instalments go into the project's escrow account under Dubai Law 8 of 2007.
Ownership is simple. Offices here are freehold for any nationality, in your own name, through a UAE company or an approved holding structure. Rent you earn personally carries no UAE tax, though your home country may tax it, and the investor Golden Visa covers property of AED 2M or more, offices included, per the GDRFA; we confirm eligibility case by case.
Ellington has made its name on homes in Dubai's central districts, with One River Point, The Quayside and The Crestmark in Business Bay itself. In August 2025 it launched its first office building, Eaton Square in MBR City, with 11 single-tenant office floors and completion set for Q2 2028. Berkeley Tower takes that office product to Sheikh Zayed Road.
EOIs are open now: AED 100,000 for a single office, AED 150,000 for a quarter floor, AED 300,000 for a half floor and AED 500,000 for a full floor. At the launch, Ellington allocates first to EOIs paid in full, then to those with the down payment paid, then to the minimum EOI, so the stronger your EOI, the sooner you choose. Tell us your budget, the size you have in mind and whether you will let the office or use it, and we will take you through the price list floor by floor.
Read the full Berkeley Tower investment case →
