Wellness in the building
Basements 1 and 2: gym, yoga and Pilates, lap pool, spa, thermal area and grooming.
Sheikh Zayed Road, Dubai · AHS Properties
The former Shangri-La on Sheikh Zayed Road becomes a Grade-A office building. Architecture by Gensler, handover June 2028. A conversion rather than a new build, and that changes the calculation.
Location
Sheikh Zayed Road
near Financial Centre metro
Building
G + 50
conversion of the 2003 Shangri-La
Sizes
1,872 to 17,563 sqft
four formats, per AHS sales
Payment plan
50 / 50
per AHS brochure
Handover
30 June 2028
per payment plan
Price
AED 3,850 to 5,000/sqft
from AED 7.2M, indicative
What this is
For more than twenty years this site was the Shangri-La, one of the best-known hotels on Sheikh Zayed Road. AHS Properties is converting the tower into Grade-A offices: a new facade designed by Gensler, common areas by the in-house AHS Atelier. The stacking plan shows 177 office units on floors 3 to 49, from single suites to full floors. Because the structure is already standing, the June 2028 handover is much closer than for a new build on the same road.
Location
The tower stands on Sheikh Zayed Road between the Financial Centre and Burj Khalifa metro stations. According to AHS, DIFC and the World Trade Centre are five minutes away, Downtown three, the airport fifteen.
For a company address this is the stretch everyone knows. On the same road AHS is already selling AHS Tower, which makes a comparison in the register possible.
Architecture
On the left, the Shangri-La as it has stood since 2003, on the right the Gensler design. The two pointed crowns disappear, and a new facade with vertical fins inspired by desert dunes wraps the building. Entrance and canopy are redesigned.
What is renewed inside, building services, lifts, risers, the brochure does not say. In a conversion, that is the question to settle before buying.
The working day
According to AHS, more than 30,000 sqft are planned for wellness and fitness, more than 12,000 sqft for dining and more than 11,000 sqft on the roof. For tenants it is an argument, for owners a reason the space stays lettable.
Basements 1 and 2: gym, yoga and Pilates, lap pool, spa, thermal area and grooming.
Level 1: a food hall with several kitchens, café and retail on the ground floor.
Sky garden, rooftop restaurant and lounge facing Burj Khalifa. For client meetings after hours.
Amenities
More than 1,000 parking spaces
Business lounge and boardroomsBasement 1, for all occupiers
Private business suites
Gym, yoga and Pilates
Lap pool, spa, thermal area
Gourmet food hallLevel 1
Café and retail on the ground floor
Cigar lounge and golf simulator
Sky garden and rooftop dining
Formats
The sizes come from the AHS brochure and sales information. Availability and price per unit come with the price list.
| Floors 3 to 14 | Individual Offices, nine per floor | 1,872 to 2,407 sqft |
| Floors 15 to 25 | Executive Offices, four per floor | 4,173 to 5,414 sqft |
| Floors 26 to 37 | Grand Offices, half floor | 8,477 to 9,823 sqft |
| Floors 38 to 49 | Ultra Grand Offices, full floor | 17,007 to 17,563 sqft |
Interiors
AHS shows the lobby and common areas fully designed. The documents do not state the fit-out standard of the offices themselves, the renderings show indicative furniture.
Floor plans
Checked against the register
The brochure talks about address and experience. For the buying decision four points count, three of them from the register.
The structure has stood since 2003. That is why only about eighteen months separate the sale contract (by 15 December 2026) from handover (30 June 2028). Berkeley Tower, a new build on the same road, is provisionally scheduled for Q3 2030. The other side: what is renewed in the existing building and what stays is not in the documents. We clarify that in writing with AHS before we recommend a unit.
For AHS Tower, same developer on the same road, 77 office purchases were registered from January to July 2026, median AED 4,776 per sqft (middle half 4,344 to 5,027), with a typical unit of 3,415 sqft at about AED 22M. The Twin Towers sit in the same band at AED 3,850 to 5,000, but start with much smaller units from AED 7.2M. Worth noting: 43 of the 77 purchases fell in February, from March on there were markedly fewer.
Latifa Tower, a completed office building on Sheikh Zayed Road, traded at about AED 2,250 per sqft in 2025 and 2026 (17 sales). The Twin Towers start at AED 3,850 per sqft. The premium pays for new condition, amenities and brand. A converted office building against which this premium could be measured after handover does not yet exist in the register.
New office leases of 1,000 sqft and above along Sheikh Zayed Road between the World Trade Centre and Financial Centre (register areas Trade Center First and Second) had a median of about AED 166 per sqft per year from August 2025 to July 2026, the top quarter from about AED 248 (619 leases). Against the entry price of AED 3,850 that is roughly 4 to 6% gross, before service charge, fit-out, vacancy and acquisition costs. AHS has not yet stated the service charge.
Do you have an office offer in Dubai, here or elsewhere? Send it to us and we will assess price and running costs.
The full calculation, chapter by chapter: our office buying guide, free as a PDF (in German).
An office is not an apartment. The purchase price is the beginning, not the total. We calculate fit-out, occupancy and running costs before we talk about yield.
Our approach
The Twin Towers are one of several AHS projects in our portfolio, alongside AHS Tower. We show them when an office fits the intention, for own use or as an investment.
01
Purchase price, fit-out, service charge and achievable rent, calculated together, not polished one by one.
02
Own use, letting or capital growth are three different calculations. The intention first, then the unit.
03
From selection through reservation to handover, no portal, no call centre.
Exposé
We send you floor plans, available space and prices, with our assessment: which floor, which format, what the conversion means and how the payment plan works out. Confidential, no mailing list.
Prefer to talk directly? Book a 30-minute call or WhatsApp.