31 ABOVE COMMERCIAL TOWER

OVERVIEW

31 Above Commercial Tower is an off-plan Grade A commercial development by BEYOND — part of the Omniyat Group — in Dubai Maritime City, with completion targeted for Q1 2029. The tower comprises ground, five podium levels, and 31 dedicated office floors, providing 116 shell-and-core units from approximately 2,200 to 12,250 square feet, with four offices per floor combinable for larger requirements. A 7.5-metre grand lobby, curated artwork programme, and wellness facilities contribute to the premium amenity proposition. Priced from AED 3,200 per square foot on a 50/50 payment plan, the building is JAFZA free zone licence eligible, broadening its occupier appeal beyond standard Dubai Maritime City commercial tenants.

OFFICE STOCK AND TENANT PROFILE

As an off-plan development under construction, 31 Above does not have an established tenant profile at the time of writing. The 116 shell-and-core office units across 31 dedicated floors range from approximately 2,200 to 12,250 square feet, with up to four units per floor combinable to support larger corporate occupier requirements. Three-point-two-metre ceiling heights and 678 EV-enabled car parking bays are specified. JAFZA free zone licence eligibility is a key differentiator, providing potential occupiers with access to the JAFZA business licensing ecosystem alongside the Dubai Maritime City address. Arabian Sea views are available from upper office floors, providing a distinctive environmental proposition.

RENTAL MARKET

As an off-plan development, 31 Above Commercial Tower has no established rental market at the time of writing. Indicative projections based on a gross yield approach suggest a conservative gross return of approximately 8 percent on acquisition price — approximately AED 275 per square foot per annum — a practical scenario of 10 percent (approximately AED 325 per square foot per annum) and an optimistic scenario of 12 percent (approximately AED 400 per square foot per annum). Commercial yields in Dubai are structurally higher than residential, supported by shorter lease cycles and strong occupier demand in a supply-constrained market. Actual returns will depend on market conditions at handover and quality of occupier secured. Independent rental appraisal is strongly recommended prior to any acquisition commitment.

SALES MARKET

31 Above Commercial Tower is offered off plan at AED 3,200 per square foot on a 50/50 payment plan. The 116 strata units will be individually titled on completion, providing freehold ownership and post-handover transactability. As BEYOND's first commercial project, prospective purchasers should conduct enhanced due diligence on the developer's commercial delivery track record, DLD project registration status, and JAFZA licence eligibility conditions applicable to purchasers and tenants. All off-plan purchases carry inherent delivery and timing risk. Independent legal review and specialist commercial property advice are recommended before proceeding to any acquisition.

LOCATION AND ACCESS

31 Above Commercial Tower is situated in Dubai Maritime City, the dedicated maritime and commercial district positioned between Port Rashid and the Dubai Drydocks, with Arabian Sea waterfront access. Road access is via Al Mina Road and its connections to Sheikh Zayed Road, providing connectivity to Bur Dubai, central Dubai, and the wider emirate. Dubai Maritime City is in an early stage of commercial activation; the nearest established Metro access is via Al Fahidi Station on the Green Line, with road or shuttle connections required. The building's waterfront positioning and Arabian Sea views provide a distinct locational characteristic unavailable in established inland commercial districts.

RISKS AND WATCHPOINTS

31 Above carries construction and delivery risk, with Q1 2029 completion subject to change. Dubai Maritime City is an emerging commercial district with limited established rental comparables, making post-handover performance assumptions materially more uncertain than in mature submarkets such as Business Bay or DIFC. The pricing at AED 3,200 per square foot represents a premium for an emerging waterfront location, and purchasers should assess whether the JAFZA eligibility, BEYOND brand, and waterfront position justify this entry price against projected 2029 market conditions. Metro accessibility limitations and the community's commercial activation timeline are relevant risk factors for occupier demand at handover.

STRATEGIC PERSPECTIVE

31 Above Commercial Tower offers a premium waterfront commercial proposition in an emerging Dubai district, targeting investors and occupiers for whom the Omniyat Group's brand credentials, JAFZA licence eligibility, Arabian Sea views, and Grade A specification justify a price premium over established inland commercial markets. Dubai Maritime City's ongoing infrastructure investment provides a medium-term development tailwind, and the JAFZA licensing option extends the addressable occupier pool to maritime, logistics, and international trading businesses. Dubai's structural undersupply of Grade A commercial space provides a supportive backdrop; however, patient capital and conservative underwriting are advisable given the submarket's emerging status and nascent rental market.