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DLD · MEDIAN 12M TO SEP 2026
District 11 Offices — commercial office space in Sharjah from Mitchell's Commercial Real Estate

Al Marwan · Sharjah

District 11 Offices

PriceFrom AED 1,700 PSF
Payment plan60/40

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Size
904.17 sq ft
Handover
Q4 2029
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District 11 by Al Marwan Developments

Location: Sharjah – Sheikh Mohammed bin Zayed Road (E311)

District 11 is strategically positioned on Sheikh Mohammed bin Zayed Road (E311), forming the centerpiece of Sharjah’s first advanced business district and the UAE’s first AI-designed commercial ecosystem. This next-generation “work resort” community spans over 3 million sq. ft., offering direct accessibility across the Emirates.

The district sits 5 minutes from Sharjah International Airport, 10 minutes from University City, and 20 minutes from Dubai International Airport (DXB). With direct proximity to Research & Technology Park, City Centre Al Zahia, Sharjah American University, and the House of Wisdom, District 11 provides businesses seamless access to talent, logistics corridors, and Sharjah–Dubai connectivity.

A fully walkable and climate-responsive ecosystem, District 11 integrates shaded boulevards, wellness zones, autonomous mobility, and cultivated public spaces to create an environment built around productivity, collaboration, and long-term corporate presence.

Project Overview

  • A future-focused Grade-A office and mixed-use commercial district
  • 11 uniquely designed office buildings forming an interconnected ecosystem
  • The UAE’s first AI-researched, AI-visioned, and AI-planned business community
  • More than 200 commercial units including offices, retail, business centers, and F&B
  • Integrated 368-key international hotel, healthcare hubs, and collaboration spaces
  • Smart mobility infrastructure with autonomous shuttles and drone ports
  • Designed by HWKN Architecture using AI-powered massing, climate analysis, and airflow modelling
  • Full walkable urban fabric with shaded microclimates and outdoor social spaces
  • Built for evolving work models with modular layouts and future-proof infrastructure
  • Completion anticipated in phases across the masterplan

Building Configuration

  • Masterplan Area: 3+ million sq. ft.
  • Buildings: 11 commercial office buildings
  • Office Units: Flexible Grade-A units
  • Available Unit Sizes: 904.17 – 2,389.59 sq. ft.
  • Retail: Lifestyle F&B, cafés, convenience retail, business services
  • Parking: 1 million sq. ft. parking structure with EV charging stations
  • Vertical Transport: High-speed elevator systems with access control
  • Mobility: Autonomous shuttles, drone-delivery hubs, future helicopter transport links
  • Urban Design: Shaded courtyards, social plazas, and pedestrian boulevards

Office Space Overview

  • Unit Sizes: From 904.17 sq. ft. to 2,389.59 sq. ft.
  • Starting Price: From AED 1,700 PSF
  • Payment Plan: 60/40
  • Completion: Q4 2029
  • Configuration: Modular, flexible layouts supporting diverse business needs
  • Ecosystem Access: Business centers, meeting rooms, wellness zones, and mixed-use amenities
  • Target Occupiers: Professional firms, SMEs, tech companies, innovation firms, consultancies

Payment Plan – District 11 (60/40)

#MilestonePercentage (%)Date
1 Downpayment 10% 17-02-2026
2 Installment No. 1 3.333% 17-05-2026
3 Installment No. 2 3.333% 17-08-2026
4 Installment No. 3 3.333% 17-11-2026
5 Installment No. 4 3.333% 17-02-2027
6 Installment No. 5 3.333% 17-05-2027
7 Installment No. 6 3.333% 17-08-2027
8 Installment No. 7 3.333% 17-11-2027
9 Installment No. 8 3.333% 17-02-2028
10 Installment No. 9 3.333% 17-05-2028
11 Installment No. 10 3.333% 17-08-2028
12 Installment No. 11 3.333% 17-11-2028
13 Installment No. 12 3.333% 17-02-2029
14 Installment No. 13 3.333% 17-05-2029
15 Installment No. 14 3.333% 17-08-2029
16 Installment No. 15 3.333% 17-11-2029
17 Handover 40% 07-12-2029

Applicable fees to Sharjah Registration Department: 4% of the property net price

Prices and availability are subject to change without notice

Estimated Completion Date: 07-12-2029

Project: District 11 – Cluster D6 – Unit D6-804

Office Space Features

  • AI-optimized layout planning for operational efficiency and comfort
  • Human-centered architecture ensuring abundant natural light and wellness integration
  • Sustainable infrastructure with solar façades and eco-efficient systems
  • Smart building controls for lighting, access, and energy optimization
  • Climate-attuned outdoor design creating usable year-round microclimates
  • Provisions for water and drainage where applicable
  • Enhanced mobility through autonomous transport and smart navigation
  • Ideal for organizations prioritizing productivity, employee well-being, and modern workspace design

Grade A Office Amenities

  • Fully walkable business district with shaded paths and landscaped areas
  • Retail, restaurants, and cafés integrated across the masterplan
  • 368-key international hotel for corporate hosting and executive stays
  • Healthcare access and collaboration hubs within the district
  • Autonomous shuttle transport and EV charging stations
  • Shared business centers, meeting rooms, and social gathering spaces
  • Drone delivery infrastructure supporting next-generation logistics
  • Extensive visitor and staff parking

Design & Finishes

  • Designed by HWKN Architecture, leveraging AI as a core design collaborator
  • Massing, shade analysis, airflow modelling, and environmental performance optimized using AI
  • Contemporary façades with vertical fins, sculptural canopies, and planted terraces
  • Terraced levels encouraging outdoor interaction and community engagement
  • Climate-responsive architectural strategies tailored to Sharjah’s cultural and environmental identity
  • Sustainable materials and smart systems focused on long-term efficiency
  • Work Resort design ethos blending hospitality and workplace logic
  • Built to support productivity, culture, and social connection within the workday

Views

  • Views across landscaped boulevards, shaded plazas, and interconnected work hubs
  • Community-facing perspectives with sightlines over mixed-use zones
  • Architectural vistas featuring expressive façades, planted terraces, and open courtyards
  • Retail units enjoy ground-level visibility and pedestrian interaction
  • Office units benefit from elevated district-wide and urban ecosystem views

Location

A Strategic Gateway Linking Sharjah’s Innovation Belt to Dubai’s Commercial Core

District 11 is strategically positioned along Sheikh Mohammed bin Zayed Road (E311), placing it at the heart of Sharjah’s emerging innovation and commercial corridor. This prime axis provides immediate connectivity across the UAE — linking Sharjah to Dubai, Ajman, and the Northern Emirates — while anchoring the district within a fast-evolving ecosystem of education, research, technology, and modern urban infrastructure.

As Sharjah’s first AI-designed business district, District 11 sits within a 15-minute integrated ecosystem where workplaces, retail, hospitality, and leisure operate within a fully walkable, climate-responsive environment. With seamless access to airports, universities, and major commercial hubs, the location delivers strong advantages for enterprises prioritising mobility, talent access, and long-term operational resilience.

District 11 benefits from immediate proximity to the region’s most important academic and innovation clusters, enabling companies to recruit from a deep skills base while positioning themselves along a future-focused commercial spine.

Key Destinations & Connectivity

  • 5 minutes to Sharjah International Airport
  • 5–10 minutes to Sharjah University City
  • 10 minutes to Research & Technology Park
  • 10 minutes to City Centre Al Zahia
  • 10 minutes to major residential communities in New Sharjah
  • 20 minutes to Dubai International Airport (DXB)
  • 25 minutes to Burj Khalifa & Downtown Dubai
  • Direct access to Sheikh Mohammed bin Zayed Road (E311)
  • Connectivity to Al Dhaid Road (E88) and regional transport routes
  • Integrated access to future autonomous shuttle networks and drone logistics hubs

Surrounded by cultural institutions such as the House of Wisdom and developed in alignment with Sharjah’s urban regeneration strategy, the district benefits from sustained infrastructure investment and an expanding population corridor.

This positions District 11 as a high-visibility commercial address designed for companies seeking a progressive operational base within one of the UAE’s most rapidly advancing business environments.

Location

District 11 — Sharjah

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Illustrative model

Scenario modeller

Set your own assumptions and see how District 11 Offices behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

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Rent and service charge both start here.

Holding & income

Your figure. We have not assumed one.

0% holds rent flat. It may be negative.

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Your figure — we publish none. Letting fees and routine repairs.

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

1 to 40 years.

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5% VAT added automatically.

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Method
Handover
The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
Gross yield
Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
Net yield
(Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
Rent growth
Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
ROI
Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
ROE
Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
Cash-on-cash return
Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
IRR
The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.

An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.

Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell's Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.

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