Rest and co-working
Floor 32: rest-and-recharge zone, focus pods, work lounge and co-working, with views of Burj Khalifa.
Business Bay, Dubai · Ellington Properties
Grade-A offices on Sheikh Zayed Road, next to Business Bay metro station. Sixty floors, four of them reserved for the people who work here. Office as an investment, measured against the register.
Location
Business Bay
Sheikh Zayed Road, at the metro
Building
G + 60
53 office floors, 109 units
Sizes
1,132 to 22,191 sqft
from single office to triplex
Payment plan
70 / 30
per Ellington materials
Handover
Q3 2030
provisional
Price
approx. AED 4,300/sqft
average, provisional
What it is
Ellington became known for residential projects sold on design rather than size. Berkeley Tower carries that approach into an office building: an address for companies that want to offer their people more than a floor and a lift. 109 units are spread across 53 office floors, from a single office of just over 1,100 sqft to a triplex of more than 22,000 sqft. The official launch is announced for 30 October 2026, official prices for 22 October.
Location
Berkeley Tower stands on Sheikh Zayed Road in Business Bay, with a secondary entrance towards Business Bay metro station. Burj Khalifa, Dubai Mall and DIFC are a few minutes away.
A company address needs both: visibility on the main axis and access for staff who do not drive. According to Cavendish Maxwell, Business Bay was the district with the most office sales in Dubai in the first half of 2026.
Architecture and arrival
The façade takes its cue from fabric in motion: a louvred skin that ripples up the height of the tower and makes it recognisable from a distance. At ground level the day starts with a drop-off, valet and a double-height reception.
Important for operations: deliveries, drivers and service run on their own routes, separate from tenants and visitors. Twelve double-deck lifts with destination control, per Ellington with a maximum waiting time of 35 seconds.
The working day
Floors 32 to 35 are not offices but shared spaces that everyone working in the building can use free of charge. For tenants that is an argument, for owners a reason the space stays lettable.
Floor 32: rest-and-recharge zone, focus pods, work lounge and co-working, with views of Burj Khalifa.
Floor 34: gym, Pilates, spinning, boxing area and a mind-and-body studio, with separate wellness areas.
Floor 33: lounge, gaming and vinyl area, billiards, terrace. Floor 35 houses prayer rooms.
Amenities
12 double-deck liftsdestination control
Automated parking752 spaces plus valet
Clear height 3.8 to 4.1 m
Drop-off with valet and concierge
Separate delivery routes
Gym, Pilates, spinning
Clubhouse and co-working
EV charging and bicycle parking
Roof prepared for air taxiprovision, not in operation
Formats
Sizes are taken from Ellington's project brief. Which spaces are actually available, and at what price, only the official price list will show.
| Floors 1 to 31 | 8, 4, 3 or 2 offices per floor | 1,132 to 5,409 sqft |
| Floors 36 to 52 | 4, 3 or 2 offices, or full floor | 2,364 to 12,507 sqft |
| Floors 54 to 55 | Duplex office | 21,873 sqft |
| Floors 56 to 58 | Triplex office | 22,191 sqft |
Interiors
Ellington shows the lobby, lounges and amenity floors fully designed. The fit-out standard of the office spaces themselves is not yet stated in the materials. We clarify it with the price list; the renderings show indicative furniture.
Floor plans
Measured against the register
Ellington's materials cite rising office prices and rents. That is true for the market. For this building four register numbers matter.
In the same completed office buildings in Dubai, the median per sqft rose by about 97% from January to July 2023 to the same period in 2026 (27 buildings, own register analysis). The pace is slowing: 2025 to 2026 it was about 16%. Demand for office ownership is real, and it is the actual reason for this purchase.
Office sales in Business Bay since October 2025: off-plan at a median of about AED 5,570 per sqft (62 sales, heavily shaped by a few luxury projects), ready offices at about AED 1,880 (107 sales), ready Grade-A buildings around AED 2,800. Berkeley Tower sits in between at a provisional AED 4,300 or so. The gap to ready stock is what the market has to close by handover before capital growth begins. There is no completed off-plan office building in Business Bay yet against which this could be measured.
New office leases in Business Bay from August 2025 to August 2026 had a median of about AED 160 per sqft per year, about AED 250 to 290 in ready Grade-A buildings. Against a purchase price of AED 4,300 that is roughly 6 to 7% gross, about 5 to 6% after the AED 24 service charge, before fit-out, vacancy and acquisition costs. A buyer here is betting on address and capital growth, not on running income.
The payment plan requires 70% by completion, and handover is provisionally set for Q3 2030. There is no rent until then. At AED 24 per sqft the service charge is above typical residential levels and runs from handover, vacant or not.
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 start, not the total. We factor in fit-out, occupancy and running costs before we talk about yield.
Our approach
Berkeley Tower is one of several Ellington projects in our portfolio. We show it when an office fits the intent, as owner-occupation or as an investment.
01
Purchase price, fit-out, service charge and achievable rent, calculated together, not polished one by one.
02
Owner-occupation, letting or capital growth are three different calculations. First the intent, then the unit.
03
From selection through reservation to handover, no portal, no call centre.
Conversation
Available space per the official price list, the payment plan, the fit-out question and an honest yield calculation. Tell us what you have in mind.