Location: Marasi Bay, Business Bay, Dubai (Centrally located with private road access and direct connectivity to Sheikh Zayed Road, Downtown Dubai, DIFC, and Dubai Design District. Just minutes from the Dubai Canal promenade, Dubai Mall, Museum of the Future, and Rove Downtown)
Commercial Offices
HQ by Rove Offices
PriceFrom AED 4,200 PSF
CompletionQ1 2029
DeveloperIRTH
LocationBusiness Bay
Property
HQ by Rove by IRTH
Project Overview
Dubai’s first hospitality-branded office tower
G + Arcade + Podium + 23 Office Floors + Rooftop
Total Office Floors: 23
Total Modular Units Per Floor: Up to 22
Gross Floor Size: ~22,500 sq. ft. per level
Developer: IRTH Urban Development LLC
Brand Partner: Rove Hotels (Joint venture of Emaar and Dubai Holding)
Office Unit Types: Modular & Loft Configurations
- Studio Modular Units: 680 – 865 sq. ft.
- Deluxe Modular Units: 1,360 – 1,446 sq. ft.
- Executive Modular Units: 1,986 – 2,264 sq. ft.
- Loft Edge Offices: 2,051 – 2,467 sq. ft.
- Penthouse Lofts: 2,185 – 3,708 sq. ft.
- Presidential Loft Office: ~5,800 sq. ft.
Each modular unit includes private courtyards, flexible layouts, integrated furniture, and smart office automation.
Retail & Café Components (Integrated into HQ Campus):
- Vertical café by Upresso
- The Block Food Hall with multi-cuisine dining
- Wellness-focused retail (e.g., vitamin bar, nail salon)
- Located on the ground and podium levels
Parking Allocation:
- Total Parking Bays: 988 across 8 floors
- 1 parking space per modular unit
- Additional visitor and valet parking
- EV charging stations and bicycle racks
Office Space Overview
Office Sizes: From 680 sq. ft. to 22,500 sq. ft.
Starting Price: AED 4,200 PSF *******CONTACT US FOR SPECIAL NEGOTIATED PRICE
Average Price: AED 4,400 PSF
Service Charges: Approx. AED 24 per sq. ft.
Payment Plan: 50/50
Anticipated Handover: Q1 2029
5-Star Lifestyle Amenities (120,000 sq. ft. total)
- Destination-controlled elevators (21 in total)
- Double-height communal lounges with 360° views
- Semi-Olympic pool with jacuzzi, sauna, steam pods
- Crank fitness studio, gym, basketball and padel courts
- Floating treehouse meeting pods
- Outdoor amphitheatre and sunken seating
- Yoga space, nap pods, and Zen garden
- Reset 16 wellness spa access
- Co-working zones, podcast booths, and meeting rooms
- Concierge lobby, valet, scooter parking, and event spaces
- Coffee corners, juice bars, and rooftop garden terraces
Views
- Overlooks Dubai Water Canal and the Marasi Bay Marina
- Views of the Burj Khalifa and Downtown Dubai skyline
- Surrounded by waterfront, parks, promenades, and hospitality destinations in Business Bay
Illustrative model
Scenario modeller
Set your own assumptions and see how HQ by Rove Offices behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Nothing to calculate yet
Enter the asking price to run the model.
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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.
Location
HQ by Rove — Business Bay, Dubai