Strategic Office Space for Rent in Dubai
Set up your business in the region's leading hub. Whether you need a 200 sq.ft serviced office for a startup or a full 10,000 sq.ft floor for a headquarters, find properties that match your Trade License type (Mainland vs Free Zone).
Filter by fitting type (Shell & Core vs Fully Fitted), metro access, and proximity to clients. Start your leasing journey with transparent data on costs.
Types of Office Spaces in Dubai
Understanding different office formats to match your business needs.
Shell & Core
Bare concrete space requiring complete fit-out. You design everything from scratch including partitions, flooring, lighting, and AC ducting.
✓ Advantages:
- • Full design control
- • Custom branding
- • Long-term cost efficiency
✗ Drawbacks:
- • High upfront cost
- • 3-6 month fit-out
- • Requires developer NOC
Ideal for: Large companies (2,000+ sqft), HQ offices
Rent: AED 80-150/sqft, Fit-out: AED 150-300/sqft
Fully Fitted
Turnkey solution with partitions, flooring, lighting, and basic furniture. Usually includes reception, manager cabins, and open workstations.
✓ Advantages:
- • Move in within 2 weeks
- • Lower upfront cost
- • Predictable budget
✗ Drawbacks:
- • Less flexibility
- • Generic design
- • Higher rent/sqft
Ideal for: SMEs (500-2,000 sqft), Immediate occupancy
Rent: AED 100-180/sqft (all-in)
Serviced Office
Fully furnished with internet, phone lines, reception services, and shared facilities. Pay-per-desk or private cabin options available.
✓ Advantages:
- • Zero capex
- • Flexible terms
- • Professional address
✗ Drawbacks:
- • Highest cost/person
- • Shared facilities
- • Less privacy
Ideal for: Startups (1-10 people), Freelancers
AED 1,500-4,000/desk/month
Co-Working Space
Shared open-plan environment with hot desks or dedicated desks. Community atmosphere with networking events and flexible membership.
✓ Advantages:
- • Lowest barrier to entry
- • Networking opportunities
- • Month-to-month terms
✗ Drawbacks:
- • No privacy
- • Noise levels
- • Limited professional image
Ideal for: Freelancers, Remote workers, Very early startups
AED 800-2,500/desk/month
Virtual Office
Business address and license requirements without physical workspace. Some packages include meeting room hours and mail handling.
✓ Advantages:
- • Cheapest option
- • Satisfies license
- • Premium address
✗ Drawbacks:
- • No workspace
- • Limited free zone options
- • Less credible
Ideal for: Online businesses, Consultants, Sole traders
AED 10,000-25,000/year
Flex Office
Hybrid model between fitted and serviced. Unfurnished but with infrastructure ready. Add your own furniture but utilities included.
✓ Advantages:
- • Moderate flexibility
- • Lower cost than serviced
- • Quick setup
✗ Drawbacks:
- • Furniture cost
- • Less flexibility than shell
- • Variable quality
Ideal for: Growing companies (10-50 people)
Rent: AED 90-140/sqft
Complete Cost Breakdown for Office Rental
Understanding all expenses beyond the base rent.
| Cost Item | Typical Amount (1,000 sqft office) | Frequency | Who Pays |
|---|---|---|---|
| Base Rent | AED 80,000-120,000/year | Annual (1-4 cheques) | Tenant |
| Security Deposit | AED 8,000 (10%) | One-time (refundable) | Tenant |
| Agency Commission | AED 4,000-8,000 (5-10%) | At signing | Tenant |
| VAT on Rent | AED 4,000-6,000 (5%) | With rent payment | Tenant |
| Service Charges | AED 15-30/sqft/year | Quarterly/Annual | Usually Tenant |
| Chiller Charges | AED 15-25/sqft/year | Monthly | Tenant (if applicable) |
| DEWA Connection | AED 2,000-5,000 | One-time | Tenant |
| DEWA Bills (Chiller-free) | AED 500-1,500/month | Monthly | Tenant |
| Ejari Registration | AED 220 + 3% municipality fee | Annual renewal | Tenant (via agent) |
| Internet & Telecom | AED 1,000-3,000/month | Monthly | Tenant |
| Parking (extra spots) | AED 3,000-10,000/year/spot | Annual | Tenant |
| Fit-out (Shell & Core) | AED 150,000-300,000 | One-time | Tenant |
| Furniture & Equipment | AED 2,000-5,000/person | One-time | Tenant |
| Insurance (Contents) | AED 2,000-5,000/year | Annual | Tenant |
| Maintenance Reserve | AED 5,000-10,000/year | Annual | Tenant |
💡 First Year Budget Example
For a 1,000 sqft fitted office in Business Bay at AED 100/sqft: Base rent (AED 100k) + Service charges (AED 20k) + Chiller (AED 20k) + Commission (AED 10k) + Deposit (AED 10k) + Setup costs (AED 15k) = AED 175k first year total. Ongoing monthly costs approximately AED 12k-15k including rent, utilities, and internet.
Leasing Commercial Space
Essential requirements for your office hunt.
Setup Checklist
License Compatibility
Confirm your license type first. DED companies can rent 'Mainland' offices (e.g., Business Bay). Free Zone companies must stay within their specific Free Zone (e.g., DMCC).
Ejari Registration
You cannot open a bank account or get visas without the Ejari certificate. Ensure the landlord provides the Title Deed and Passport copy for registration.
NOC for Fit-Out
If renting Shell & Core, you need an NOC from the developer (e.g., Dubai Properties) and often Dubai Civil Defense approval before starting work.
Power Load (DEWA)
For IT-heavy companies or clinics, check the electrical load capacity of the unit. Upgrading it is expensive and time-consuming.
Parking Ratio
Standard is 1 spot per 750 sq.ft. If you have a sales team with cars, negotiate extra spots or check nearby public parking costs.
Internet Infrastructure
Verify fiber optic availability from both Du and Etisalat. Some older buildings have limited bandwidth or single provider.
Building Accessibility
Check elevator capacity and lobby access hours. Some buildings restrict access after 8pm affecting late-working teams.
Lease Pitfalls to Avoid
Dubai Business Districts Comparison
Detailed comparison of major office locations across Dubai.
| Feature | Business Bay | DIFC | JLT | Media City |
|---|---|---|---|---|
| Rent/sqft/year | AED 80-120 | AED 150-250 | AED 70-100 | AED 90-130 |
| License Type | DED Mainland | DIFC Free Zone | DMCC Free Zone | TECOM Free Zone |
| Best Industries | General Business | Finance, Legal | Corporate, Tech | Media, Marketing |
| Metro Access | Yes (Red Line) | Yes (Red Line) | Yes (Red Line) | Limited |
| Parking Cost | High | Very High | Moderate | Low |
| F&B Options | Excellent | Premium | Good | Moderate |
| Building Quality | Mixed | Grade A | Modern | Varied |
| Network Events | Regular | Executive | Frequent | Industry-specific |
| Setup Timeline | 2-4 weeks | 3-6 weeks | 1-2 weeks | 2-3 weeks |
Data-Driven Site Selection
Find the optimal location for your employees and clients.
Commute Time Heatmap
Visualize the average commute time for your staff based on metro lines and road networks.
Competitor Analysis
See how many similar businesses are in the same tower. Good for clusters, bad for direct retail competition.
Internet Speed Check
Verification of fiber optic availability and provider choices (Du/Etisalat) for the building.
Amenities Audit
Automatic check for gym, prayer rooms, and cafeterias within the building podium.
Price per Sq.Ft History
Ensure you aren't overpaying by seeing the last 5 transaction prices for the same unit type.
License Compatibility Checker
Instantly verify if the office matches your trade license jurisdiction (DED vs specific Free Zone).
Chiller Cost Estimator
Calculate projected annual cooling costs based on building type and your expected occupancy hours.
Common Mistakes When Renting Office Space
Avoid these costly errors that new tenants often make.
Signing Before License Approval
⚠️ You're locked into rent payments but can't legally occupy until license is issued.
✅ Sign a Memorandum of Understanding (MOU) first, then full contract after license approval.
Underestimating Space Needs
⚠️ Cramped office kills productivity and morale. Moving again costs time and money.
✅ Plan for 100-150 sqft per person plus 20% growth buffer for next 2 years.
Ignoring Chiller Charges
⚠️ Buildings with separate chiller fees can double your expected monthly costs.
✅ Always ask for chiller-free confirmation in writing or factor AED 15-25/sqft extra.
Not Reading Service Charge Terms
⚠️ Unexpected annual increases or charges for services you don't use.
✅ Clarify what's included: cleaning, security, AC maintenance. Cap annual escalation.
Skipping Physical Inspection
⚠️ Photos hide poor AC performance, water damage, or noise from neighboring units.
✅ Visit during working hours. Test AC, check bathroom condition, listen for noise.
No Fit-Out Grace Period
⚠️ Paying rent while contractors are still building out your space.
✅ Negotiate 1-3 months rent-free for fit-out. Get it in the contract.
Forgetting About Ejari Costs
⚠️ Surprise fees of 3-5% of rent value for registration and municipality fees.
✅ Budget AED 5k-10k for Ejari, typing center, and related admin costs.
Choosing Style Over Accessibility
⚠️ Prestigious address but staff commute 90 minutes daily. High turnover.
✅ Prioritize metro proximity and parking availability over prestige.
Not Checking Previous Tenant Issues
⚠️ Inheriting maintenance problems or bad reputation from previous occupant.
✅ Ask building management about previous tenant and request full maintenance log.
Business Hubs Compared
Choosing the right district for your industry.
| Feature | Business Bay (DED) | DIFC (Free Zone) |
|---|---|---|
| License Type | Mainland (DED) | DIFC Free Zone (English Law) |
| Cost | $$ (Mid-Range) | $$$$ (Premium) |
| Best For | General Trading, Services | Finance, Law, Consulting |
| Networking | Diverse / Mixed | High-level Executive |
| Office Quality | Mixed (New & Old) | Grade A Premium |
| Retail/Dining | Good (Canal side) | Excellent (Gate Village) |
| Transport | Metro + Bus | Metro (Direct access) |
| Prestige | High | Very High |
| Ownership Rules | Local partner or 100% in DED zones | 100% foreign ownership |
| Mainland Trading | Full UAE market access | Limited (needs service agent) |
Office Amenities
What employees look for today.
Critical for staff commute. Rent is higher near stations but reduces parking demand.
Paid RTA parking or dedicated basement spots for clients visiting your office.
Smart destination control elevators reduce wait times during peak hours.
Supermarket, pharmacy, and laundry services in the building ground floor.
Shared spaces for breakout meetings and casual work outside main office.
24/7 manned security and professional lobby reception with visitor management.
Some superior commercial towers offer health and wellness facilities for tenants.
Business lunch spots and coffee shops within walking distance.
LEED Gold/Platinum buildings offer lower utility costs and healthier workspace.
Bookable meeting rooms and presentation spaces for tenant use.
Dedicated prayer facilities for Muslim employees, often required in UAE.
Secure bicycle parking encouraging eco-friendly commuting options.
Business Scenarios
Finding the right fit for your operation.
The Tech Startup
TechFlow needs flexibility. They rent a fitted office in JLT (DMCC) for 5 people. It's plug-and-play, chiller free, and close to the metro for their young developers. The open-plan design encourages collaboration.
The Law Firm
Apex Legal needs prestige. They lease a Shell & Core unit in DIFC Gate Village and spend AED 500k on fit-out to create a luxurious client-facing headquarters with marble floors and custom lighting.
The Logistics Company
FastTrack needs access. They look for an office in Deira or near the Airport (DAFZA) to be close to their cargo operations, prioritizing parking over luxury. Ground floor with loading access is essential.
The Freelance Consultant
Sarah is a freelancer. She doesn't need a full office. She gets a 'Flexi-Desk' package in a Business Center for AED 15k/year to satisfy her license requirement and have a professional meeting space.
The Marketing Agency
Creative Minds chooses Dubai Media City for industry proximity and networking. They take a 2,000 sqft fitted office with breakout areas and exposed brick walls matching their creative brand.
The Financial Services Firm
WealthTrust must be in DIFC for regulatory reasons. They lease Grade A office space with vault facilities and comply with DFSA requirements. The premium location justifies client confidence.
Commercial FAQs
Everything you need to know about renting offices in Dubai.
How long is a standard commercial lease?
The standard is 1 year, renewable. However, larger corporate tenants often sign 3-5 year leases to lock in the rental rate and amortize fit-out costs.
What is a 'Serviced Office'?
A serviced office is a 'plug-and-play' workspace where internet, reception, cleaning, and sometimes DEWA are included in the bill. Great for small teams.
Does the landlord pay the commission?
No, in Dubai rentals, the tenant usually pays the agency commission (5% to 10% of the annual rent).
Are DEWA bills high for offices?
If the building is not chiller-free, commercial AC bills can be significant during summer. Always ask to see previous utility bills before signing.
Do I need insurance?
Yes, you should have 'Contents and Public Liability' insurance for your office to cover fire, theft, or accidents within your premises.
Can I share the office with another company?
Subleasing is generally illegal without the landlord's written consent. Some business centers allow co-working spaces legally.
What documents do I need to rent?
Trade License (or initial approval), Passport/EID of the signatory (manager/owner), and the company stamp are required.
Is Business Bay cheaper than Downtown?
Generally, yes. Business Bay offers more modern supply at slightly lower rates than the premium Boulevard/Downtown addresses.
How do I calculate the area I need?
A general rule of thumb is 100-150 sq.ft per employee for a comfortable layout with meeting rooms and pantry.
What if the landlord sells the office?
Your lease remains valid. The new owner must honor the existing terms of your contract until it expires.
Can I negotiate rent-free periods?
Yes, especially for shell & core units. Landlords often offer 1-3 months rent-free for fit-out. Larger tenants can negotiate up to 6 months.
What is a chiller-free building?
Chiller-free buildings include AC costs in the service charge. You pay a fixed rate per sqft instead of variable DEWA bills, making budgeting easier.
Are there minimum lease requirements for free zones?
Yes, most free zones require you to maintain an office for the duration of your license validity, though flexi-desk options now exist.
What is the notice period for termination?
Commercial leases typically require 90 days written notice before the contract end date. Early termination usually involves penalties.
Can I get a virtual office for my license?
Some free zones allow virtual offices or flexi-desk packages for AED 10k-25k/year, satisfying license requirements without a dedicated space.