Off-Market Grade A Commercial Building in Downtown Dubai by Emaar, AED 875 Million with 7.9% Gross Yield

Property Overview

An off-market Grade A commercial building in Downtown Dubai, developed by Emaar Properties. The building has a total area of approximately 223,000 square feet across a Basement, Ground floor and 8 upper floors. The asking price is AED 875,000,000, equating to approximately AED 3,924 per square foot. The building is fully operational and currently generates AED 69,000,000 per year in rental income, producing a gross yield of 7.9%. The building name is withheld for off-market confidentiality.

Investment Highlights

• Asset: Grade A commercial building by Emaar Properties
• Location: prime Downtown Dubai with road and metro access
• Structure: Basement + Ground + 8 Floors
• Total area: approximately 223,000 sq ft
• Asking price: AED 875,000,000
• Price per square foot: AED 3,924
• Current annual income: AED 69,000,000
• Gross yield: 7.9% (agent states 7% net)
• Potential annual income: AED 80,000,000+
• Potential gross yield: 9.1% (agent states 8 to 8.5% net)
• Status: fully operational, income-generating
• Deal type: off-market

Income and Yield Analysis

The agent states the building currently generates AED 69,000,000 per year from active tenants across office and retail units. At the asking price of AED 875,000,000, DistressPropertyFinder.com calculates the gross yield as 7.9%. The agent quotes the current yield as 7%, which is lower than the gross calculation and likely reflects a net yield after deducting operating expenses such as service charges, building management fees, maintenance and insurance.

The agent further states the potential annual income is AED 80,000,000 or more when optimised. At the asking price, this produces a gross yield of 9.1%. The agent quotes the optimised yield as 8 to 8.5%, again suggesting a net basis. The gap between current and potential income (approximately AED 11,000,000 per year) may be achievable through higher occupancy, market rent adjustments on lease renewals or improved tenant mix.

Buyers should request a complete tenancy schedule showing each tenant, their lease term, rental rate, rent review mechanism, break clauses and expiry date. A full operating cost breakdown is essential to reconcile the difference between the gross yields calculated by DPF and the net yields quoted by the agent.

Below Market Classification

This listing is classified as Below Market based on the yield profile rather than a price-based comparison. No original purchase price, dated market comparable or independent valuation has been supplied. The classification rests on the observation that a 7.9% gross yield on a Grade A Emaar commercial tower in prime Downtown Dubai is competitive relative to the typical 5 to 7% yield range for prime Dubai commercial real estate. However, this assessment has not been independently verified and yield-based comparisons depend on the sustainability of the income stream, the quality of the tenant covenant and the remaining lease terms.

Buyers should commission an independent valuation from a RICS-registered surveyor and review recent comparable commercial building transactions in Downtown Dubai before relying on any below-market classification.

Off-Market and Confidentiality

This is an off-market deal. The building name and exact location within Downtown Dubai are withheld at the seller's request to protect the confidentiality of the transaction and avoid any impact on existing tenants. Qualified buyers who demonstrate serious interest and financial capability will receive the building identity, full tenancy roll and supporting documentation through the selling agent. DistressPropertyFinder.com has listed this as a Draft and has not independently inspected or verified the building.

Target Buyer Profile

The agent positions this as a trophy asset suitable for institutional investors, family offices, REITs, high-net-worth individuals and private investment funds. At AED 875,000,000, this is among the highest-value listings on DistressPropertyFinder.com and requires institutional-grade capital, due diligence and transaction management. The fully operational, income-generating nature of the asset means the buyer acquires an immediate income stream rather than a development risk.

About Emaar Properties

Emaar Properties is a publicly listed developer on the Dubai Financial Market (ticker: EMAAR) and one of the largest real estate companies in the world by market capitalisation. Emaar is the developer of Downtown Dubai, including Burj Khalifa and Dubai Mall, as well as multiple commercial towers in the district. The Emaar brand on a commercial building in Downtown Dubai provides institutional-grade tenant appeal and asset management quality.

About Downtown Dubai

Downtown Dubai is a 490-acre mixed-use development anchored by Burj Khalifa, Dubai Mall and the Dubai Fountain. The district is Dubai's central business and tourism hub, attracting over 100 million visitors annually to Dubai Mall alone. Downtown Dubai offers Grade A office space, premium retail, luxury hotels and high-density residential towers. The area is served by the Burj Khalifa/Dubai Mall Metro Station on the Red Line and is connected to Sheikh Zayed Road, Financial Centre Road and Al Khail Road.

Due Diligence Recommendations

Given the AED 875,000,000 transaction value, DistressPropertyFinder.com recommends the following due diligence steps for prospective buyers: an independent RICS valuation of the building; a full tenancy schedule with lease terms, rent reviews and expiry dates for all office and retail tenants; a current rent roll reconciled against Ejari records; an occupancy history covering at least 3 to 5 years; a full operating cost breakdown including service charges, management fees, maintenance, insurance and DEWA; a building condition assessment by a qualified surveyor; title deed verification and ownership structure review; confirmation of any encumbrances, mortgages, charges or legal disputes; comparable commercial transactions in Downtown Dubai for benchmarking; and legal review of the sale and purchase agreement by qualified commercial real estate counsel.

Verification Notes

The asking price, building area, structure (Basement + Ground + 8 Floors), current annual income (AED 69,000,000), potential income (AED 80,000,000+), yield figures, Emaar developer attribution, Downtown Dubai location and off-market status are sourced from the agent brief received on 26 August 2026. The gross yields of 7.9% (current) and 9.1% (potential) are calculated by DistressPropertyFinder.com and differ from the agent's stated 7% and 8 to 8.5%, likely because the agent is quoting net yields after operating expenses. The building name is withheld for off-market confidentiality. No independent valuation, comparable transaction or building inspection has been conducted by DPF. The below-market classification is based on the yield profile and has not been verified against independent evidence. This listing is published as a draft for review. Prospective buyers should treat all figures as unverified agent statements pending their own due diligence.