Berkeley Tower by Ellington Properties is a Grade A commercial office development in Business Bay, Dubai. Announced on 20 October 2026 in partnership with Al Hamra Group, the project has a reported development value of AED 2.8 billion and rises to 60 floors.
The development is designed for businesses and investors exploring commercial office ownership in one of Dubai’s established business districts. It combines multiple office configurations, contemporary workplace amenities, automated parking and access to major commercial destinations.
This guide covers Berkeley Tower’s location, office sizes, indicative prices, payment plan, amenities and rental-yield considerations to help prospective buyers assess whether the project aligns with their business or investment objectives.
1. What Is Berkeley Tower by Ellington?
Berkeley Tower is a commercial office development by Ellington Properties, developed in partnership with Al Hamra Group. Located in Business Bay, Dubai, the project focuses on Grade A office space rather than residential apartments.
Its reported development value is AED 2.8 billion, making it Ellington Properties’ largest commercial development announced to date. The tower is planned with a ground floor and 60 upper floors, supported by workplace, wellness and lifestyle facilities.
The project offers a range of office configurations, from individual offices to larger spaces, including duplex and triplex layouts. This variety allows buyers to evaluate units according to their available capital, intended use and potential tenant profile.
Berkeley Tower project overview
| Project detail | Information |
|---|---|
| Project name | Berkeley Tower |
| Developer | Ellington Properties |
| Development partner | Al Hamra Group |
| Location | Business Bay, Dubai |
| Property type | Grade A commercial offices |
| Building configuration | Ground + 60 floors |
| Reported development value | AED 2.8 billion |
| Number of office units | 109, according to supplied project information |
| Total sellable area | Approximately 579,681 sq. ft., subject to confirmation |
| Reported office size range | Approximately 1,132–22,191 sq. ft. |
| Ownership | Reported as freehold; confirm the applicable title and registration conditions |
| Passenger lifts | 12 double-deck lifts, according to supplied project information |
| Parking | Automated robotic parking |
| Anticipated service charge | AED 24 per sq. ft. annually, subject to official confirmation |
Specifications, inventory and commercial terms can change. Buyers should confirm the latest information through the official developer documentation and relevant contractual documents.
2. Berkeley Tower Location: Business Bay, Dubai
Business Bay is an established commercial district with offices, hotels, residential developments, restaurants and retail destinations. Its position within central Dubai makes it relevant to companies seeking access to clients, employees and other business districts.
Berkeley Tower is positioned near Sheikh Zayed Road, with access to Downtown Dubai, DIFC and other commercial destinations. Business Bay’s wider transport connections and surrounding business environment are factors worth evaluating when comparing offices.
Key destinations near Berkeley Tower
The following journey times are indicative estimates from the supplied project brief. Actual driving times depend on traffic, route and access points.
| Destination | Approximate driving time |
|---|---|
| Burj Khalifa and Dubai Mall | 4 minutes |
| DIFC | 4 minutes |
| Dubai World Trade Centre | 5 minutes |
| Emirates Towers and Museum of the Future | 5 minutes |
| Dubai International Airport | 9 minutes |
| Dubai Design District | 9 minutes |
| Dubai Internet City | 14 minutes |
| Dubai Media City | 16 minutes |
| Jumeirah Lake Towers | 16 minutes |
Prospective occupiers should also check the precise tower entrance, walking route to public transport, parking arrangements and access during peak business hours.
Why Business Bay matters to commercial investors
Access to business districts: Proximity to central commercial areas may be useful for businesses that regularly meet clients, suppliers or professional partners.
Established business environment: Business Bay contains a mix of companies and commercial properties, giving investors a local market against which to compare asking rents, achieved rents and competing office specifications.
Workplace accessibility: Road connections, public transport, parking and nearby amenities can influence an occupier’s choice of office. These factors should be assessed alongside the building and unit itself.
3. Dubai Office Market: What the Latest Figures Show
Dubai’s commercial property market provides important context for anyone considering an office investment. However, overall market growth should not be interpreted as a guarantee that an individual building or unit will appreciate or achieve a particular rental return.
Market reporting published in August 2026, citing Cavendish Maxwell, indicated that Dubai recorded approximately AED 15.8 billion in office sales during H1 2026, across around 2,600 transactions. Office transaction volumes increased by more than 38% year on year, while Business Bay recorded 814 combined off-plan and ready-office transactions.
The same report put average office sale prices at approximately AED 2,012 per sq. ft. and average annual office rents at AED 189 per sq. ft. for the reported market period. These are market-wide figures, not Berkeley Tower prices or rental forecasts.
What the market figures mean for buyers
Compare individual assets: Market-wide averages provide context, but a specific office must be assessed according to its purchase price, size, floor, layout, building specifications and competing supply.
Evaluate off-plan risks: An off-plan office may offer a staged payment structure, but it does not ordinarily provide immediate rental income before completion and leasing.
Research tenant demand: The investment case depends on whether businesses are willing to occupy the particular office at a rent that supports the purchase price and ongoing expenses.
Consider market conditions: Rental demand, financing costs, new supply, economic conditions and the timing of completion can all affect investment performance.
Source: Khaleej Times, reporting Dubai office-market figures for January–June 2026 and citing Cavendish Maxwell. Market figures describe the reported period and may not represent current conditions.
4. Berkeley Tower Office Sizes and Configurations
Berkeley Tower’s reported office inventory includes smaller individual units and larger configurations designed for businesses with different space requirements.
The supplied project information identifies an approximate overall size range of 1,132 to 22,191 sq. ft. The examples below should be checked against the current official floor plans and unit inventory before a buyer makes a decision.
| Office configuration | Approximate size |
|---|---|
| Individual offices | 1,132–1,389 sq. ft. |
| Selected larger offices | 2,364–6,522 sq. ft. |
| Full-floor office | Approximately 12,182 sq. ft. |
| Duplex office | Approximately 21,873 sq. ft. |
| Triplex office | Approximately 22,191 sq. ft. |
Smaller offices
Smaller units may appeal to investors seeking a lower total acquisition cost than that of a full-floor or multi-level office. They may also suit businesses that need dedicated premises without occupying a large corporate floor.
The investment assessment should include the total purchase price, usable layout, parking allocation, expected fit-out cost and realistic rental evidence for comparable units.
Larger offices and full-floor configurations
Larger offices, duplexes and triplexes may suit businesses seeking consolidated premises or investors targeting corporate occupiers. However, larger units generally require more capital and may have a narrower pool of potential tenants.
Buyers should consider whether the space can be divided or adapted where permitted, what fit-out requirements apply and how long a suitable tenant might take to secure.
How to choose the right office size
Compare units using more than their floor area. Important factors include:
- Total acquisition cost and price per square foot.
- Layout efficiency and usable office area.
- Floor level, views and natural light.
- Parking allocation and building access.
- Fit-out costs and leasing incentives.
- Likely tenant profile and comparable rental evidence.
- Expected holding period and exit options.
The best configuration depends on the buyer’s capital, intended use, risk tolerance and investment horizon.
5. Berkeley Tower Amenities and Building Features
Berkeley Tower is planned around contemporary workplace requirements, with office accommodation supported by shared business, wellness and lifestyle facilities.
The developer’s announcement describes amenity spaces across the ground floor, mezzanine and three additional levels. The supplied project information also identifies four dedicated upper-level amenity floors between levels 32 and 35.
Business and co-working spaces
Planned facilities include co-working areas, work lounges, focus pods, communal seating and social spaces. These features may be useful to businesses that value shared work areas alongside their private offices.
Fitness and wellness facilities
The supplied project information identifies fitness, Pilates and spinning studios, wellness spaces and areas intended for rest and relaxation. Their practical value to an occupier will depend on the final delivered facilities and building operating arrangements.
Smart building infrastructure
Reported building features include 12 double-deck passenger lifts with destination control, smart access systems and automated robotic parking.
The project information also refers to readiness for potential future mobility technologies. Buyers should confirm the scope, approvals and delivery status of any proposed rooftop air-taxi or drone-related infrastructure rather than treating future-facing features as operational services.
Why amenities matter to investors
Building specifications can help distinguish an office from competing properties, but amenities alone do not establish rental demand or investment performance.
Compare the delivered facilities, service charges, building management, tenant requirements and overall cost of ownership against similar commercial properties in Business Bay.
6. Berkeley Tower Price and Payment Plan
What is the price of Berkeley Tower?
The supplied project brief and third-party launch marketing indicate an indicative price range of approximately AED 4,500–5,000 per sq. ft. This range should not be treated as a confirmed developer price list. Actual prices can vary by unit, floor, availability and current launch terms.
For an accurate purchase estimate, request the latest official price list and confirm the unit’s total sale price, applicable charges, payment milestones and contractual terms.
Illustrative office purchase prices
The following examples use AED 4,500 per sq. ft. purely to illustrate how office size affects the purchase budget.
| Office size | Illustrative purchase price |
|---|---|
| 1,132 sq. ft. | AED 5,094,000 |
| 1,389 sq. ft. | AED 6,250,500 |
| 2,502 sq. ft. | AED 11,259,000 |
| 3,000 sq. ft. | AED 13,500,000 |
| 5,620 sq. ft. | AED 25,290,000 |
These calculations are not offers, confirmed prices or a guarantee of availability. They exclude any additional transaction costs or charges that may apply.
What is the Berkeley Tower payment plan?
The official project website publishes a staged payment schedule comprising:
- 20% at booking.
- Four further payments of 5% at 90, 180, 240 and 360 days after the reservation date.
- Six construction-linked payments of 5% at the stated 20%, 30%, 40%, 50%, 60% and 70% construction milestones.
- The final 30% on completion.
This schedule totals 100%. Confirm that the published schedule remains applicable to the unit being offered and check the reservation terms, construction milestones, due dates and completion provisions in the official documents.
Other costs to consider
A commercial property purchase should be evaluated using its total cost, not just the advertised price per square foot. Depending on the transaction and property, buyers may need to consider registration and transaction charges, financing costs, fit-out, service charges, insurance, leasing commissions and vacancy-related expenses.
The supplied project brief lists an anticipated annual service charge of AED 24 per sq. ft., subject to confirmation. Request the official service-charge information and clarify what it covers before estimating returns.
7. Berkeley Tower Rental Yield: How to Assess the Potential
Rental yield is one way to assess a commercial property investment. Berkeley Tower’s actual rental yield cannot be established from the project name or indicative purchase price alone. It depends on the price paid, rent achievable for the specific unit, occupancy and ownership costs.
How to calculate gross rental yield
Gross rental yield = Annual rental income ÷ Purchase price × 100
For example, assume an office costs AED 5.5 million and generates AED 330,000 in annual rent:
AED 330,000 ÷ AED 5,500,000 × 100 = 6% gross rental yield.
This is a hypothetical example only. It is not a rental forecast, advertised return or guaranteed yield for Berkeley Tower.
Gross yield versus net yield
Gross yield does not account for the costs of owning and leasing the property. A more complete assessment considers expenses such as service charges, vacancy, leasing commissions, fit-out contributions and other owner-paid costs.
Net rental yield = Annual rental income after relevant operating expenses ÷ Total investment cost × 100
Use a consistent definition of total investment cost when comparing properties, and account for any financing costs separately where appropriate.
What should investors compare?
Before purchasing an office, research comparable properties in Business Bay with similar size, condition, building quality and location. Distinguish advertised rents from achieved rents wherever evidence is available.
Also assess the potential time needed to secure a tenant, any rent-free periods or fit-out incentives, and the possibility that rental income may be lower than expected.
The aim is to estimate a realistic range of outcomes rather than relying on a single optimistic yield figure.
8. Berkeley Tower vs Ready Offices in Business Bay
Berkeley Tower and completed office properties offer different investment considerations. The more suitable option depends on whether the buyer prioritises a new development or the possibility of earlier rental income.
| Factor | Berkeley Tower | Ready office |
|---|---|---|
| Property status | Development-stage purchase; confirm current construction status | Completed property |
| Rental income | Generally requires completion and leasing | May be available sooner, depending on tenancy |
| Building specifications | Based on the new development’s specifications | Varies by building and unit |
| Tenant evidence | Future demand must be assessed | Existing lease and rental history may be available |
| Payment structure | Subject to the official development payment plan | Depends on the transaction and financing |
| Due diligence | Developer, construction, delivery and contract terms | Title, condition, tenancy and building expenses |
When might Berkeley Tower suit a buyer?
The project may be worth evaluating for buyers interested in a new commercial development, multiple office configurations and contemporary workplace facilities in Business Bay.
A ready office may suit buyers who place greater importance on inspecting the completed property, reviewing an existing tenancy or assessing rental income sooner.
Compare the total acquisition cost, realistic rent, operating expenses, vacancy assumptions, property condition and potential resale market before deciding.
9. Who Should Consider Berkeley Tower?
Berkeley Tower may be relevant to several categories of buyer:
Commercial property investors: Buyers exploring office assets alongside residential property can assess whether a commercial unit fits their broader portfolio.
Investors targeting rental income: These buyers should compare achievable rents, tenant demand, leasing costs and ongoing expenses against the total acquisition cost.
Business owners: Companies considering office ownership can compare the purchase and operating costs of a unit with the cost and flexibility of leasing similar premises.
Buyers interested in new developments: Those considering an off-plan commercial asset should assess the payment schedule, delivery timeline, contractual protections and potential period without rental income.
The suitability of the project depends on the individual unit, purchase price, buyer’s financial position, investment horizon and risk tolerance. No specific return or future capital appreciation should be assumed.
10. Frequently Asked Questions About Berkeley Tower
Where is Berkeley Tower by Ellington located?
Berkeley Tower is located in Business Bay, Dubai, with access to Sheikh Zayed Road and major commercial destinations including Downtown Dubai and DIFC. Check the official project location for precise access and transport details.
Who is developing Berkeley Tower?
Berkeley Tower is being developed by Ellington Properties in partnership with Al Hamra Group.
Is Berkeley Tower a residential project?
No. Berkeley Tower is a commercial development focused on Grade A office spaces rather than residential apartments.
How many offices are planned at Berkeley Tower?
The supplied project information identifies 109 office units. Confirm the current official inventory and available configurations with the developer.
What are the office sizes at Berkeley Tower?
The supplied project information gives an approximate range of 1,132 to 22,191 sq. ft. Availability and final unit dimensions should be checked against the current floor plans and unit schedule.
What is the price of Berkeley Tower?
Third-party launch marketing and the supplied project brief indicate approximately AED 4,500–5,000 per sq. ft. as an indicative range. Request the official price list for current unit-specific pricing.
What is the Berkeley Tower payment plan?
The official project website publishes 20% at booking, staged 5% payments during the first year and construction, and 30% on completion. Buyers should confirm the current schedule and contractual terms for their selected unit.
Is Berkeley Tower freehold?
The supplied project information identifies freehold ownership. Buyers should verify the applicable ownership, registration and title conditions through the official documentation and relevant authorities.
What rental yield can investors expect from Berkeley Tower?
A confirmed project-specific rental yield is not established by the available information. Potential returns depend on the unit’s purchase price, achievable rent, occupancy, service charges, leasing expenses and other costs.
Explore Berkeley Tower by Ellington
If you are considering Berkeley Tower for business use or commercial property investment, review the latest official price list, payment plan, floor plans and available office inventory before making a decision.
Compare the total acquisition cost and realistic rental assumptions for your preferred configuration, and assess the project against completed offices in Business Bay.
Interested in Berkeley Tower? Contact our property team to request the latest available information and discuss the office configurations that match your requirements.
Disclaimer: This article is for general informational purposes only and does not constitute financial or investment advice, an offer to sell, or a guarantee of rental income or capital appreciation. Project details, prices, payment terms, service charges, specifications and availability may change. Verify all information against current developer documents and the final sale and purchase agreement before proceeding.
