Office launches
Berkeley Tower, Business Bay: AED 4,300 guide vs a 4,902 district median
Ellington and Al Hamra's Berkeley Tower is guided at about AED 4,300 per sq ft. A broker analysis citing DLD data puts the 2026 Business Bay off-plan office median at AED 4,902. What that comparison does and does not tell you.
Ellington Properties is guiding Berkeley Tower, its largest commercial project to date and a joint venture with Al Hamra Group, at an average of about AED 4,300 per sq ft. A broker investment case citing the Dubai Land Department register puts the 2026 median for off-plan office sales in Business Bay at AED 4,902 per sq ft.
The project
- Developer: Ellington Properties with Al Hamra Group. Project value put at AED 2.8 billion.
- Location: Sheikh Zayed Road, Business Bay, with a secondary entrance toward Business Bay Metro.
- Height: rising above 60 floors.
- Offices: 109 freehold units from 1,132 sq ft up to a 22,191 sq ft triplex headquarters.
- Features announced: five amenity floors, robotic parking and double-deck destination-control lifts.
- Anticipated service charge: about AED 24 per sq ft.
The price comparison, with the caveat
The same broker analysis (M&M Real Estate, 22 October 2026) lists HQ by Rove at about AED 4,699 per sq ft, Omniyat's Lumena at about 5,868 and Lumena Alta at about 6,130. M&M markets Berkeley Tower, so read the comparison as a broker's case, not an independent valuation.
At the guide average, the smallest 1,132 sq ft office works out at roughly AED 4.87M. That is arithmetic on a guide figure, not a published list price.
Payment plan and handover
The plan is 70/30: 20% on booking, roughly 40% due in the first year, and 30% on completion. That is a heavy first year, so check it against your cash flow.
Handover is quoted differently by different sources: Q3 2030 in launch materials, Q1 2030 in a later project brief, and 31 December 2031 on some portals that draw on DLD data. Treat any date as a target and confirm the registered completion date before you underwrite it.
What the comparison tells you
A guide average below the district median is a useful starting point. It does not tell you the price of the floor you want, the view, or how the building will compete for tenants when the Sheikh Zayed Road and Business Bay pipeline completes. Ask for the full Ellington price list for that floor and compare it with recent registered sales in the same district.
Send me "4300" on WhatsApp and I will put the sizes, the payment schedule and the price-versus-district comparison on one page for you.
Questions
What is the Berkeley Tower price per sq ft?
Ellington guides an average of about AED 4,300 per sq ft. That is a guide average, not a list price; the price for a specific floor comes from Ellington's price list.
What is the Berkeley Tower payment plan?
70/30: 20% on booking, roughly 40% during the first year, and 30% on completion.
When is Berkeley Tower handover?
Launch materials quoted Q3 2030 and some later briefs say Q1 2030, while some DLD-sourced portals show 31 December 2031. Treat any date as a target and confirm the completion date registered with DLD.
- Ellington Properties press release (20 Oct 2026), reported by Khaleej Times (3 Nov 2026)
- Mitchells Commercial Realty project brief
- M&M Real Estate investment case citing DLD (22 Oct 2026). Disclosure: M&M markets Berkeley Tower.
Launch prices are guide or broker figures unless stated. General information, not financial advice.