Distress Luxury Office for Sale in The Opus, Business Bay, Dubai

4,167 Sqft | Burj Khalifa & Dubai Frame View | Best View in Building | Rented AED 2M+VAT Until May 2028 | AED 36,000,000

An exceptionally rare opportunity to acquire a luxury office in one of the world’s most architecturally celebrated buildings — The Opus, designed by the late Dame Zaha Hadid and developed by OMNIYAT, in Business Bay, Dubai. This 4,167 sqft office is described as commanding the best view position in the building, with simultaneous outlooks toward both the Burj Khalifa and the Dubai Frame — a dual-icon view combination that is unique in Dubai’s commercial real estate landscape. The office is currently rented at AED 2,000,000 per year plus VAT until May 2028, providing the new owner with fully contracted, immediate rental income from a premium-quality commercial tenant in one of Dubai’s most coveted business addresses. Listed at AED 36,000,000, this represents a gross yield of 5.56% on the asking price — exceptionally strong for a Grade A luxury office in a globally recognised iconic building in Business Bay.

The combination of architectural singularity, the Zaha Hadid provenance, the dual-icon view, immediate contracted income, and the distress pricing creates a convergence of investment merits that is unmatched by any other commercial listing currently available in The Opus or Business Bay.

Property Highlights

• Property Type: Luxury Office – Commercial
• Developer: OMNIYAT
• Architect: Zaha Hadid Architects
• Building: The Opus
• Community: Business Bay, Dubai
• Size: 4,167 sqft
• View: Burj Khalifa + Dubai Frame — best view in the building
• Parking: Yes (allocated — exact bay count available on request)
• Selling Price: AED 36,000,000
• Price Per Sqft: Approximately AED 8,638/sqft
• Current Annual Rent: AED 2,000,000 + VAT (5% = AED 100,000)
• Tenancy Expiry: May 2028
• Gross Yield on Asking Price: 5.56%
• Total Annual Rental Income (incl. VAT collected): AED 2,100,000
• Status: Distress Property – Ready – Rented
• Ownership: Freehold – Open to All Nationalities

The Investment Case — Why This Office Stands Apart

Premium commercial real estate investment in Dubai typically requires a choice between yield, location, or architectural prestige. This office eliminates that trade-off:

• Yield: AED 2,000,000 per year in contracted rental income until May 2028 — 5.56% gross on asking price. For a Grade A office in an iconic building, this is a benchmark-beating yield in the Business Bay commercial market.
• Location: The Opus, Business Bay — steps from DIFC, Downtown Dubai, and the Dubai Canal waterfront. Business Bay is the most active commercial district in Dubai with the highest concentration of corporate occupiers and the strongest commercial rental demand in the emirate.
• Architecture: Zaha Hadid Architects. The Opus is not merely a building — it is a globally recognised work of art. The architectural provenance creates a ceiling-free premium on values and a tenant quality that no conventional Business Bay tower can replicate.
• View: The Burj Khalifa and the Dubai Frame in a single outlook — the seller and building management identify this as the best view in The Opus. Views of this calibre in a commercial property are an asset class in themselves, commanding long-term premium occupancy from tenants for whom address and outlook are intrinsic to their brand identity.
• Contracted Income: No void risk, no tenant search, no fit-out period. The buyer inherits a running, fully paid commercial tenancy at AED 2,000,000 per year, with the tenant contracted through May 2028.

The VAT Advantage for Commercial Buyers

Unlike residential property transactions in Dubai, commercial real estate transactions are subject to VAT. However, for VAT-registered business purchasers, this creates a structural advantage:

• The rent of AED 2,000,000 per year generates AED 100,000 in VAT (5%) collected from the tenant — this VAT is not income but a pass-through collected by the landlord on behalf of the UAE Federal Tax Authority.
• The purchase of the office itself at AED 36,000,000 may attract VAT, which — for a VAT-registered buyer — is reclaimable as input tax. This can significantly reduce the effective all-in cost of acquisition for a corporate buyer. Please consult a UAE-registered tax adviser for your specific position.
• For investment funds, family offices, and corporate buyers operating under VAT registration, the commercial structure of this deal provides tax efficiency unavailable in residential property transactions.

About The Opus by Zaha Hadid Architects and OMNIYAT

The Opus is one of the most architecturally significant buildings in the Middle East and one of the last major projects to bear the direct creative involvement of Dame Zaha Hadid before her passing in 2016. Developed by OMNIYAT — Dubai’s foremost luxury real estate developer — The Opus is defined by its extraordinary cubic form with a free-form eight-storey void carved through its centre, creating a floating building-within-a-building visual that has made it one of the most photographed structures in Dubai. The building houses ME Dubai hotel (operated by Meliá Hotels International), luxury residences, and premium office space, all delivered to a specification and design standard that is unrepeatable — The Opus is a singular building that cannot be rebuilt, replicated, or substituted.

OMNIYAT is the developer behind some of Dubai’s most exclusive addresses including One Palm, AVA at Palm Jumeirah, and Orla — a portfolio that consistently trades at the highest price-per-sqft ratios in their respective markets. The Opus represents OMNIYAT’s most architecturally celebrated project and carries the full weight of that brand’s premium positioning.

Building and Community – Business Bay, Dubai

• The Opus sits on the Dubai Canal waterfront in Business Bay — one of the most commanding positions in the commercial district
• ME Dubai hotel occupies the lower floors, conferring hotel-grade lobby services, F&B, and a world-class hospitality environment on office occupiers above
• Business Bay is Dubai’s most active commercial district, home to the highest concentration of regional and global corporate headquarters
• DIFC, Downtown Dubai, and the Burj Khalifa are within walking distance or 5 minutes by car
• Dubai Canal running and cycling track directly accessible from the building
• Steps from the Business Bay Canal Bridge and the canalside promenade
• Business Bay Metro Station within 5–8 minutes by car or walkable for tenants

Amenities and Building Features

• ME Dubai hotel lobby, concierge, and guest services at the base of the building
• ME Dubai hotel restaurants and bar — available to office occupiers and their clients
• Premium building management and facilities management to five-star hotel standard
• High-speed commercial lifts with access management
• Allocated parking spaces (exact bay count available on request)
• 24-hour building security, CCTV, and access control
• Zaha Hadid-designed interiors throughout common areas — an unmatched working environment aesthetic
• Dubai Canal waterfront access from the building grounds
• Proximity to DIFC, Downtown, and Business Bay’s premium F&B and retail ecosystem

Office Specification and Layout

This 4,167 sqft luxury office occupies what is identified as the best view position within The Opus — oriented to frame both the Burj Khalifa and the Dubai Frame simultaneously, creating a dual-icon outlook that elevates the office from a premium workspace to a statement address. The internal specification is consistent with The Opus’ Grade A luxury office standard, expected to include floor-to-ceiling glazing maximising the view, high-quality fitted finishes, and the architectural quality of Zaha Hadid Architects’ interior design language that flows from the common areas into the commercial spaces. The current tenant — who has committed to AED 2,000,000 per year — is evidence of the occupier quality that The Opus attracts and the premium that tenants are willing to pay for this address and view combination. Detailed floor plans and current fit-out photographs are available on request.

Tenancy and Income — The Full Picture

The office is currently tenanted on a commercial lease at AED 2,000,000 per year plus VAT, with the tenancy running until May 2028. The key implications for the buyer:

• Immediate Income: The buyer inherits a running commercial lease from the date of transfer — no void, no agent fees, no fit-out wait.
• Contracted Security: The AED 2,000,000 annual rent is under contract until May 2028, providing a clear and contractually protected income stream for the duration of the lease.
• VAT Pass-Through: The tenant pays AED 2,000,000 plus AED 100,000 VAT per year. The VAT is collected by the landlord and remitted to the FTA — it does not represent landlord income but adds a VAT registration obligation for the new owner.
• Renewal Prospects: At May 2028 renewal, the market rate for a premium 4,167 sqft office with Burj Khalifa and Dubai Frame views in The Opus is expected to be significantly above the current AED 2,000,000 — The Opus has experienced consistent rental appreciation and market demand growth since opening.

Payment and Transfer

This is a ready, rented secondary market commercial transaction. The purchase price of AED 36,000,000 is payable upon ownership transfer. As a commercial property transaction, VAT may apply on the sale price — buyers should confirm their VAT position and eligibility for input tax recovery with a UAE-registered tax adviser before proceeding. Standard commercial transaction costs apply:

• Purchase Price: AED 36,000,000
• Price Per Sqft: Approximately AED 8,638/sqft
• Annual Rental Income: AED 2,000,000 + VAT
• Tenancy Until: May 2028
• Gross Yield: 5.56%
• Dubai Land Department Transfer Fee: 4% of AED 36,000,000 = AED 1,440,000
• DLD Registration Fee: AED 4,000 (or as applicable for commercial — to be confirmed)
• VAT on Sale Transaction: Potentially applicable — confirm with UAE tax adviser; VAT-registered buyers may recover as input tax
• Building Management NOC / OMNIYAT Fee: Applicable — to be confirmed
• Agency / Brokerage Fee: Available on request

Location and Connectivity

• DIFC (Dubai International Financial Centre): Approximately 5–8 minutes by car or walkable
• Downtown Dubai and Burj Khalifa: Approximately 5–8 minutes by car
• Dubai Mall: Approximately 5–8 minutes by car
• City Walk by Meraas: Approximately 8–12 minutes by car
• Dubai International Airport (DXB): Approximately 15–20 minutes by car
• Business Bay Metro Station: Approximately 5–8 minutes on foot or 3 minutes by car
• Dubai Canal Waterfront: Directly accessible from the building
• Sheikh Zayed Road (E11): Approximately 5 minutes by car
• Al Khail Road (E44): Approximately 5 minutes by car

Why This Office in The Opus Is a Generational Investment

• Unrepeatable architecture — Zaha Hadid Architects. The Opus cannot be rebuilt. Supply of this product is permanently capped at what exists today
• Best view in building — simultaneous Burj Khalifa and Dubai Frame — an outlook that defines the premium tier within an already-premium building
• 5.56% gross yield on AED 36,000,000 — contracted until May 2028 — exceptional for a Trophy Asset commercial property in Dubai
• Zero void risk — tenant in place, AED 2,000,000 per year committed under contract
• VAT efficiency — for registered business buyers, VAT on the purchase price is recoverable as input tax, structurally reducing the effective acquisition cost
• Rental appreciation potential — The Opus commercial rents have tracked strongly upward; the current AED 2,000,000 rent is expected to renew higher in May 2028
• OMNIYAT developer prestige — the same brand behind One Palm and Orla; values in OMNIYAT buildings consistently track at the top of their respective markets
• Freehold — open to all nationalities including international corporations, family offices, and institutional investors

Frequently Asked Questions (FAQs)