WESTBURRY TOWER 1

OVERVIEW

Westburry Tower 1 is a 39-storey freehold commercial office building in Business Bay, Dubai, developed by MABA Holdings and completed in 2011. The tower provides strata-titled office units across column-free floor plates, with full-height glazing delivering views over the Business Bay district and the Dubai Canal corridor. The building offers a range of unit sizes suitable for small to medium-sized businesses and individual professional firms. Westburry Tower 1 has operated as an established commercial address in Business Bay for over a decade, with its freehold structure making it accessible to both owner-occupiers and investment buyers. The podium level provides retail and service amenities, and basement parking is available for tenants and visitors.

OFFICE STOCK AND TENANT PROFILE

Westburry Tower 1 provides strata freehold office space across 39 floors, with typical unit sizes ranging from individual office suites to full floor plates of approximately 8,000 to 10,000 square feet. The column-free layout and full-height glazing make individual units suitable for a broad range of business occupiers. The building has attracted a diverse tenant mix including professional services firms, trading companies, technology businesses, and small to medium-sized enterprises. The strata ownership structure means that each unit is individually owned, with a combination of owner-occupiers and absentee investor landlords present throughout the building. The quality of individual unit fit-outs varies depending on the ownership history and landlord standards.

RENTAL MARKET

Quoted asking rents at Westburry Tower 1 typically range from AED 80 to AED 110 per square foot per annum, positioning it in the mid-tier range for Business Bay commercial office space. The building's freehold strata structure means rents vary significantly across floors and units depending on the individual landlord's expectations and current vacancy levels. Higher floors with better views tend to achieve rents at the upper end of the range, while older or less well-maintained units may be let at the lower end. The building benefits from its established location and metro accessibility, which support tenant demand from cost-conscious occupiers seeking a Business Bay address at a competitive price point.

SALES MARKET

Unit sales at Westburry Tower 1 have been transacted at prices generally in the range of AED 900 to AED 1,300 per square foot, with variations depending on the floor level, unit condition, view orientation, and current tenancy status. The freehold ownership structure makes units accessible to expatriate investors and UAE nationals alike, and the building has seen consistent secondary market activity since its completion. Gross rental yields have typically ranged from 7% to 9%, reflecting the relatively modest acquisition prices compared to newer Grade A assets in the submarket. The secondary market remains active, particularly for smaller unit sizes that appeal to individual investors and end-users seeking owner-occupied office space.

LOCATION AND ACCESS

Westburry Tower 1 is located within the central Business Bay district, providing easy access to the broader Dubai commercial infrastructure. The Business Bay Metro Station on the Red Line is within walking distance, making the building accessible to staff and visitors without the need for private vehicle transport. By road, the tower connects quickly to Sheikh Zayed Road, Al Khail Road, and the internal Business Bay road network, with the Dubai Mall and Downtown Dubai reachable within a short drive. Basement parking is available for tenants and visitors. The surrounding area includes a wide range of retail, food and beverage, and hotel amenities within walking distance, supporting the daily requirements of office occupiers.

RISKS AND WATCHPOINTS

The primary risk at Westburry Tower 1 is the strata ownership model, which creates the familiar fragmentation challenges of variable landlord standards, inconsistent service charge collection, and differing maintenance approaches across individual units. Prospective buyers and tenants should conduct due diligence on the specific unit's condition, fit-out quality, service charge history, and current lease status before committing. The building is now over a decade old, and some units may require refurbishment investment before they can attract premium tenants. Competition from newer and higher-specification Grade A towers in Business Bay may put downward pressure on achievable rents and capital values over time. Investors should also be aware that exit liquidity can be slower for older strata buildings when market conditions tighten.

STRATEGIC PERSPECTIVE

Westburry Tower 1 represents a solid mid-market commercial office option in Business Bay for investors seeking accessible entry pricing and reasonable yield returns from an established address. The building's proximity to the metro, its central Business Bay location, and its freehold structure make it a credible choice for both occupiers seeking a cost-effective Business Bay base and investors targeting yield rather than capital appreciation. The key considerations are unit-level due diligence on condition and service charge status, and an honest assessment of whether the building's specification and age profile aligns with target tenant requirements. For investors comfortable with the strata model and willing to compete on price, Westburry Tower 1 can deliver acceptable returns in a well-connected Business Bay submarket location.