THE ONE TOWER

OVERVIEW

The One Tower is the benchmark Grade A commercial high-rise in Al Barsha Heights (TECOM), rising approximately 207 metres across 47 floors and completed in 2014–2015. Sitting directly above the Dubai Internet City Metro Station on the Red Line, the tower provides approximately 45,000 square metres of strata-titled office accommodation and commands the ceiling of the Al Barsha Heights rental and capital value range. It is the tallest building in Al Barsha Heights and the most prestigious strata commercial address in the TECOM free zone cluster. No other building in the submarket combines Grade A specification, 47-floor height, and direct Metro station integration within a single asset.

OFFICE STOCK AND TENANT PROFILE

The building accommodates technology companies, media organisations, management consultancies, and regional headquarters of multinational firms seeking the premier TECOM free zone address. The strata structure supports occupiers from individual unit users to full-floor corporate tenants requiring contiguous space at the top of the Al Barsha Heights market. Direct metro connectivity above Dubai Internet City Metro Station is a permanent competitive advantage for businesses prioritising staff commute convenience and reducing journey-to-work reliance on private vehicles. The combination of Grade A specification, TECOM free zone licensing eligibility, and direct metro integration creates a tenant profile markedly different from the mid-market strata stock in the submarket.

RENTAL MARKET

The One Tower commands the highest rental rates in the Al Barsha Heights market, consistent with its Grade A specification, 47-floor height, and direct metro integration. Its pricing selectively overlaps with Dubai Internet City and Sheikh Zayed Road Grade A alternatives, offering the added advantage of TECOM free zone licensing for eligible occupiers. The building's structural position above the metro station underpins the rental floor across market cycles — the connectivity advantage is not subject to periodic renovation or specification upgrade, making it a permanent and compounding differentiator for building performance over time.

SALES MARKET

As the premier freehold strata asset in Al Barsha Heights, The One Tower commands the highest capital values in the submarket and maintains the most consistent investment demand. The Grade A specification, direct Metro access, and status as the TECOM district's flagship commercial address create a defensible capital value floor relative to all other Al Barsha Heights strata buildings. Gross yields are competitive at the premium tier, with upper-floor units commanding a further premium. The asset is the most liquid in the Al Barsha Heights strata market by transaction frequency and pricing consistency across market cycles.

LOCATION AND ACCESS

The tower sits directly above the Dubai Internet City Metro Station (Red Line), providing unmatched rapid transit connectivity within Al Barsha Heights. Road access is via Sheikh Zayed Road and the TECOM internal road network. The surrounding TECOM free zone cluster — Dubai Internet City, Dubai Media City, Dubai Knowledge Village, and Dubai Studio City — creates a concentrated business district environment. Dubai International Airport is approximately 20 to 25 minutes by road in off-peak conditions. The direct Metro integration eliminates the last-mile access challenge that affects the majority of Al Barsha Heights office buildings.

RISKS AND WATCHPOINTS

Premium pricing creates the narrowest occupier pool of any building in Al Barsha Heights, with the tower competing directly against Grade A Sheikh Zayed Road product for the same corporate tenant base. Service charges at a 47-floor premium Grade A asset are among the highest in the submarket and must be factored into total occupancy cost benchmarks. Strata governance at this scale requires active owners' association management to maintain Grade A building standards over time. Any sustained Metro disruption would disproportionately affect this building's connectivity premium relative to road-accessible alternatives. Buyers should verify the owners' association governance structure and service charge reserve position. Buyers should verify owners' association governance structure and service charge reserve fund position, which are critical at this scale of premium Grade A strata building.

STRATEGIC PERSPECTIVE

The One Tower is the defining Grade A commercial address in Al Barsha Heights — the building that sets the ceiling for TECOM rents and capital values. The direct Metro integration is a permanent structural advantage that no other building in the district can replicate through specification investment alone. For investors, it is the most liquid and defensible asset in the Al Barsha Heights strata market. For occupiers, it is the only TECOM building that genuinely competes with Sheikh Zayed Road Grade A product on quality and connectivity in combination, while retaining TECOM free zone licensing advantages for eligible businesses.