Location: Business Bay, Dubai. Positioned at the intersection of connectivity, commerce, and culture, Haus of Tenet is located in the heart of Business Bay—Dubai’s premier commercial district. This location offers immediate access to Sheikh Zayed Road, Al Khail Road, and the Dubai Canal, with proximity to Downtown Dubai, Burj Khalifa, and DIFC. Surrounded by luxury residences, hospitality zones, and art-driven urban development, it serves as a strategic hub for modern enterprises seeking legacy, access, and influence.
Commercial Offices
Haus of Tenet Offices
PriceFrom AED 4,200 PSF
CompletionQ2 2028
DeveloperIRTH
LocationBusiness Bay
Property
Haus of Tenet by IRTH
Project Overview
Haus of Tenet by IRTH is a first-of-its-kind, art-led Grade A commercial office development in the heart of Business Bay. More than just a place of work, it is a cultural address—curated with purpose and designed to inspire. As Dubai’s first art-themed office tower, the project integrates a professionally curated gallery throughout its shared spaces, transforming the work environment into a living exhibition of contemporary and emerging art.
This next-generation office building comprises 225 individually owned shell-and-core units, thoughtfully arranged in flexible clusters, each with its own semi-private lobby. The cluster concept allows businesses to scale, combine units, and create bespoke working environments within a unified architectural expression.
Key highlights of the project include:
- 60,000 sq. ft. of executive-grade amenities, including lounges, boardrooms, wellness areas, and dining concepts
- 4.2-meter floor-to-ceiling height for spaciousness and natural light
- Steel structural system with minimal internal columns for open-plan flexibility
- Designed to support a select few who influence many—“a few that move many”
Scheduled for handover in Q2 2028, Haus of Tenet redefines what it means to own a commercial space in Dubai, combining artistic identity with long-term investment value.
Building Configuration
- Height: G + 5 Podium + 15 Office Floors
- Office Units: 225 shell-and-core offices with flexible clustering
- Parking: 600 dedicated bays
- Elevators: 18 high-speed lifts, including VIP, service, and shuttle access
- Lobby: Intimate, members-only lounge–style curated space with valet drop-off
- Construction: Steel-frame structure enabling minimal columns and wide spans
Office Space Overview
- Available Sizes: Starting from 796 sq. ft. for individual units, up to 8,597 sq. ft. for clustered configurations
- Floor Configurations: Quarter floor, half floor, and full floor options also available
- Starting Price: From AED 4,200 PSF
- Payment Plan: 50/50
- Delivery: Shell & core with provisions for water, drainage, and natural light in every unit
- Layouts: Flexible modular layouts with exclusive semi-private lobbies per cluster
- Completion: Q2 2028
Payment Plan — Haus of Tenet by IRTH
| Milestone | Payment % | Due Date / Condition |
|---|---|---|
| Booking / Reservation | 10% | 1st March 2026 |
| 1st Installment | 5% | 1st June 2026 |
| 2nd Installment | 5% | 1st August 2026 |
| 3rd Installment | 5% | 1st November 2026 |
| 4th Installment | 5% | 1st February 2027 |
| 5th Installment | 5% | On 40% construction progress |
| 6th Installment | 5% | On 60% construction progress |
| 7th Installment | 5% | On 80% construction progress |
| Final Payment | 50% | On Completion (Q2 2028) |
Office Space Features
- Shell-and-core with column-free spans for optimal interior planning
- Floor-to-ceiling glass with panoramic city and canal views
- LEED Gold design with smart airflow, light, and security systems
- Private lobbies for each cluster creating a discreet arrival experience
- Shared pantry and lounge areas in each cluster
- Water and drainage provisions in every office unit
- Designed for owner-occupiers, family offices, funds, and consultancies
Grade A Office Amenities
- 60,000 sq. ft. of premium shared amenities across multiple levels
- “The Vault” – Private executive lounge and members club
- “The Core” – Curated wellness center with fitness, spa, and yoga
- “The Foundation” – Exclusive dining and quiet networking zone
- State-of-the-art conference suites and podcast studios
- Smart technology throughout all common areas
- Concierge reception, valet drop-off, and 24/7 security
- Business-class meeting rooms and networking zones
Design & Finishes
- Signature architectural form designed with artistic intention
- Every shared space curated with collectible artworks
- Cultural design philosophy focused on permanence and refinement
- High-end finishes in lobbies, lifts, and public zones
- Cluster layout designed for business growth and space adaptability
- Minimalist and refined materials with lighting designed to enhance artworks
Views
- Unobstructed views of Downtown Dubai, Dubai Canal, and Business Bay skyline
- Terrace and garden offices with outdoor breakout potential
- Premium elevation and corner office options with wide panoramas
- Lobby and gallery views of curated, museum-grade artwork installations
Developer-Provided Yield Projections
The table below outlines rental yield scenarios provided by the developer, based on a 1,100 sq. ft. office unit at Haus of Tenet. These are intended to illustrate potential performance under varying market conditions:
| Metric | Conservative | Practical | Optimistic |
|---|---|---|---|
| Rental Rate (AED/ft²) | 450 | 500 | 550 |
| Annual Rent (AED) | 495,000 | 550,000 | 605,000 |
| Capital Value (AED) | 4,560,000 | 4,560,000 | 4,560,000 |
| Gross Yield | ~10.8% | ~12.0% | ~13.3% |
Disclaimer: These figures are based on developer-supplied projections and are for illustrative purposes only. Actual returns may vary depending on tenant mix, leasing strategy, and broader market dynamics.
Location
Business Bay – Where Culture, Connectivity, and Commerce Converge
Haus of Tenet is located in the very heart of Business Bay, one of Dubai’s most prestigious commercial districts and a globally recognised hub for business, finance, and innovation. Positioned just minutes from Downtown Dubai and directly connected to major arterial roads like Sheikh Zayed Road and Al Khail Road, the development enjoys exceptional visibility and seamless access across the city.
Strategically nestled along the Dubai Canal and within proximity to landmarks such as the Burj Khalifa, Dubai International Financial Centre (DIFC), and Dubai Design District (D3), Haus of Tenet offers both prestige and practicality. It sits at the intersection of the city's creative, commercial, and residential zones—making it a natural magnet for enterprises looking to anchor their brand in a location defined by excellence.
This district is home to multinational corporations, legal and financial institutions, creative agencies, and fast-growing tech firms, creating an ecosystem where collaboration and visibility are natural byproducts of your surroundings. Business Bay is also adjacent to Jumeirah Beach, Godolphin Stables, the Dubai Opera, and a wide array of five-star hotels and upscale residential towers.
Key Access Points and Distances:
- 3 mins to Dubai Canal Promenade
- 5 mins to Downtown Dubai and Burj Khalifa
- 7 mins to DIFC and Sheikh Zayed Road
- 10 mins to Jumeirah Beach and Meydan
- 12 mins to Dubai International Airport
- Direct access to Al Khail Road and Business Bay Metro Station (Red Line)
Whether you're meeting clients, hosting executives, or seeking talent, this location ensures your business is always within reach of the city's key decision-makers, infrastructure, and lifestyle amenities.
Haus of Tenet isn’t just in Business Bay — it’s positioned with intention, at the very intersection of art, commerce, and connectivity.
Illustrative model
Scenario modeller
Set your own assumptions and see how Haus of Tenet Offices behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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Every figure recalculates as you type. Use the price you are actually considering.
How each figure is calculated
- 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.
Location
Haus of Tenet — Business Bay, Dubai
