ASPIRZ

OVERVIEW

Aspirz by Danube is an off-plan mixed-use high-rise in Dubai Sports City, with completion targeted for Q4 2028. At 47 floors — the tallest building in Dubai Sports City — the development is configured as two basement levels, ground floor, seven podium levels, 40 upper floors, and a rooftop. The commercial component occupies floors 2 through 15 and delivers 266 shell-and-core office units from approximately 381 to 801 square feet, with larger merged configurations available across three product tiers: Standard Executive, Premier Executive, and Prestige. Pricing commences from AED 2,504 per square foot on a 70/30 payment plan. Separate entrance lobbies and lift cores serve the commercial and residential components independently.

OFFICE STOCK AND TENANT PROFILE

Aspirz delivers 266 shell-and-core office units across 14 commercial floors, in sizes from approximately 381 to 801 square feet, expandable via unit merging. Three product tiers are offered: Standard Executive with manager cabin, workstations, and visitor reception; Premier Executive adding a private boardroom and restroom; and Prestige with multiple manager cabins, 80-plus workstations, and a coffee station. Commercial amenities include a dedicated business entrance and lift core, GRE reception, lobby café, concierge, smart access, and high-speed internet, with shared access to the rooftop pool, gym, padel court, cricket pitch, business lounge, and podcast studio. A metro shuttle service is available, subject to charge.

RENTAL MARKET

As an off-plan development, Aspirz 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 225 per square foot per annum — a practical scenario of 10 percent (approximately AED 275 per square foot per annum) and an optimistic scenario of 12 percent (approximately AED 325 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

Aspirz office units are offered for sale off plan on a freehold basis, priced from AED 2,504 per square foot on a 70/30 structure — 70 percent payable during construction and 30 percent at Q4 2028 handover. Units are individually strata-titled. Purchasers should verify Danube Properties' DLD project registration and escrow arrangements. Danube is an established Dubai developer with a well-documented track record, reducing some delivery risk relative to newer operators. The small unit sizes — from 381 square feet — provide a lower absolute entry price, making the product accessible to individual investors and smaller owner-occupiers. Independent legal and commercial advice is recommended before acquisition.

LOCATION AND ACCESS

Aspirz is located in Dubai Sports City, approximately 2 minutes from Sheikh Mohammed Bin Zayed Road, with access also via Al Khail Road. Dubai Marina and Mall of the Emirates are approximately 15 to 17 minutes; both Dubai International Airport and Al Maktoum International Airport are approximately 22 minutes. The Dubai Autodrome is 4 minutes; Arabian Ranches 7 minutes; Dubai Hills Mall 9 minutes. No metro station is currently operational within Dubai Sports City; a developer metro shuttle is offered, subject to charge. The immediate vicinity includes Dubai International Cricket Stadium and the Sports City master community, generating periodic event-based footfall.

RISKS AND WATCHPOINTS

Aspirz is an off-plan development subject to construction and delivery risk; the Q4 2028 target is contingent on contractor performance and regulatory approvals. The 70/30 structure concentrates the majority of capital in the pre-handover period. The mixed-use configuration — 432 convertible hotel apartments on the upper floors — means the commercial component shares infrastructure and management with a large residential and hospitality operation; prospective purchasers should review the strata and owners' association structure to understand shared cost obligations. Dubai Sports City's commercial office market is relatively thin; small unit sizes target a specific occupier segment, and post-handover vacancy risk should be modelled conservatively.

STRATEGIC PERSPECTIVE

Aspirz targets small-format commercial investors and owner-occupiers seeking freehold office exposure in Dubai Sports City with access to a premium amenity stack. The tallest building in the district and Danube's established brand provide marketing advantage. The three product tiers accommodate occupiers from sole practitioners to small corporate branches. The investment case rests on Dubai Sports City's continued development and demand from the growing community for professional services proximity. The small unit sizes support resale liquidity but require active management to sustain occupancy. Conservative yield assumptions are appropriate given the suburban location, mixed-use strata complexity, and limited established commercial demand in Dubai Sports City.