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DLD · MEDIAN 12M TO SEP 2026
Raw District Offices

Commercial Offices

Raw District Offices

PriceFrom AED 1,714 PSF
CompletionQ1 2029
DeveloperImtiaz
LocationDowntown Jebel Ali

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Property

Raw District by Imtiaz Developments

Location: Sheikh Zayed Road (E11), Downtown Jebel Ali, Dubai

A Sheikh Zayed Road office address has always carried weight in Dubai. What has historically limited that weight in the Jebel Ali stretch is distance — the perception that businesses based south-west of the Marina are operating on the city's periphery. Raw District reframes that entirely. The development sits at the point where two of the city's most significant infrastructure investments converge: the Dubai Metro Red Line, with a dedicated pedestrian bridge connecting directly into two of the four towers, and Sheikh Zayed Road itself, the arterial that connects Jebel Ali to the Marina, Business Bay, and beyond in a straight, uninterrupted line.

The immediate commercial context is changing faster than most of Dubai's established office districts. Expo City — no longer a temporary event site but a permanent mixed-use district anchored by global institutions — is building a sustained business and conference ecosystem 10 minutes from Raw District's front door. Al Maktoum International Airport, the largest airport project in the world by planned capacity, is 25 minutes away and under active construction. The businesses that will anchor the next phase of Dubai's south-western corridor are making location decisions now. Raw District is designed to be where they land.

For employees, the daily commute calculus is straightforward: direct metro access from two towers eliminates the car-dependency that characterises most Jebel Ali office addresses, broadening the talent pool that businesses can realistically recruit from across the city.

Project Overview

Raw District is built around a specific and deliberate philosophy about how work actually happens. The commercial component — modular office floors, a fully managed co-working floor, podcast studios, maker spaces, a membership gym, and a restaurant and café — is designed around the premise that the most productive workdays are rarely confined to a single desk. Spaces adapt, overflow, and connect. A morning at a private office desk, a lunch meeting at the Distrikt Table, an afternoon in a breakout lounge, a call recorded in the Studio — all within the same building ecosystem.

Imtiaz Developments brings a AED 10 billion portfolio and 40+ delivered projects to the execution of this vision, operating a fully integrated model — design, construction, joinery, aluminium and glass — under a single roof. That integration matters in a development as intentionally designed as Raw District, where the quality of the workspace detail is inseparable from the quality of the district's broader environment.

The development is the first location of the Raw brand globally, with London, Miami, and Madrid to follow. Businesses establishing themselves here are among the founding occupiers of what is designed to become an internationally recognised address.

Building Configuration

  • Structure

    • 4 towers across a shared landscaped podium fronting Sheikh Zayed Road
    • 2 towers with a dedicated pedestrian bridge to the Dubai Metro station
    • Drop-off zone along Sheikh Zayed Road with a landscaped buffer to the street

  • Commercial Floors

    • Modular office units across the towers — flexible layouts, adaptable as businesses grow
    • Raw Stations — a fully managed co-working floor: private offices, open desks, meeting rooms, podcast studios, and collaborative lounges, all operated by Imtiaz

  • Podium and Ground Level

    • Retail and F&B at the base, serving office occupiers, co-working members, and residents
    • 6AM Coffee Club (restaurant and café), Distrikt Table (communal dining with integrated delis)
    • Landscaped district arrival plaza connecting metro bridge, drop-off, and building entries

  • Upper Floors

    • Raw Stay — serviced apartments owned and operated by Imtiaz
    • Branded residences — Studio, 1BR Executive, 1BR, 2BR, 3BR
    • Rooftop pool terraces, gym, yoga deck, and observation deck

Office Space Overview

  • Available Sizes: From 700 sq. ft.
  • Starting Price: From AED 1,714 PSF
  • Payment Plans: 50/50 or 60/40 with 3-year post-handover
  • Completion: Q1 2029
  • Layout: Modular and flexible — designed for adaptation, expansion, and custom fit-out
  • Metro Access: Direct pedestrian bridge from two towers into the Dubai Metro station

Payment Plan

Two payment plan options are available:

Option 1 — 50/50 Plan

Installment%Date / Milestone
1st Installment + DLD Fee + Admin Fee 20% On Booking
2nd Installment 5% 15 Oct 2026
3rd Installment 5% 01 Mar 2027
4th Installment 5% 15 Jul 2027
5th Installment 5% 01 Dec 2027
6th Installment 5% 15 Apr 2028
7th Installment 5% 01 Sep 2028
On Completion 50% Q1 2029

Option 2 — 60/40 Post-Handover Plan (3 Years)

Installment%Date / Milestone
1st Installment + DLD Fee + Admin Fee 20% On Booking
2nd Installment 5% 15 Oct 2026
3rd Installment 10% 01 Mar 2027
4th Installment 5% 15 Jul 2027
5th Installment 10% 01 Dec 2027
6th Installment 5% 15 Apr 2028
On Completion 5% Q1 2029
Post-Handover 40% (3.3% quarterly) Over 3 years post-handover

An additional 4% DLD fee is applicable on the purchase.

An admin fee of AED 100,000 applies to office units.

Office Space Features

  • Modular floor plates — open layouts that can be partitioned, reconfigured, or left open-plan depending on how a business operates
  • Scalability within the district — businesses that outgrow their initial unit can expand into larger floors or transition between leased office space and the Raw Stations co-working floor without leaving the ecosystem
  • Direct metro entry from two towers — the building itself functions as an extension of the transit network, not a destination that requires a car to reach
  • Integrated work-life infrastructure — gym, cold plunge, yoga deck, cinema, reading room, and nap pods are not amenity add-ons; they are designed as functional parts of the working day, available to office occupiers without leaving the building

Commercial Amenities

  • Raw Stations — dedicated co-working floor: private offices, open desks, meeting rooms, podcast studios, collaborative lounges
  • The Studio — podcast, media, and photography room
  • The Design Lab — 3D print lab and creative zone
  • Raw Pro Gym — full-fledged, membership-focused fitness facility
  • Cold Plunges
  • Yoga Deck and Observation Deck
  • Zero Gravity Nap Pods
  • The Reading Room (Library)
  • Indoor and Outdoor Cinema
  • 6AM Coffee Club — restaurant and café
  • Distrikt Table — communal dining with integrated delis
  • Inner Circle — sunken seating for phone-away time
  • The Gallery — Masih Imtiaz Art Collection
  • Co-working Spaces and Meeting Rooms throughout the district
  • Direct metro station pedestrian bridge (two towers)

Design & Finishes

  • Deliberately raw aesthetic — exposed services, honest concrete, unfinished surfaces that are designed to be used rather than preserved
  • Floor-to-ceiling glazing on office floors with outward views toward Sheikh Zayed Road, the metro infrastructure, and the expanding Jebel Ali skyline
  • Modular layouts with no fixed internal walls — blank-slate workspaces that take on the character of the businesses that occupy them
  • Acoustic detailing throughout to support focused work alongside active communal spaces

Views

  • Sheikh Zayed Road directly below — from upper office floors, one of the most recognisable road vistas in the Middle East
  • Metro station and pedestrian infrastructure visible from tower-facing office elevations — a daily reminder of the connectivity that underpins the address
  • North-east toward Dubai Marina and the established southern skyline
  • South-west toward Palm Jebel Ali and the open Jebel Ali corridor — the direction the city is building toward

Location

Where the Next Address Gets Built

Every established office district in Dubai was once a development site on a road that connected somewhere. Business Bay was a canal project. DIFC was a federal freezone on an underutilised plot near a roundabout. The pattern in Dubai is consistent: infrastructure arrives, businesses follow, and the address acquires value faster than conventional real estate logic suggests it should.

Raw District's position on Sheikh Zayed Road in Jebel Ali follows that pattern. The infrastructure is already in place — the metro runs past the front door, SZR connects the site to every major commercial node in the city, and the corridor to Expo City, Palm Jebel Ali, and Al Maktoum International Airport is the one part of Dubai where the scale of committed investment leaves little doubt about the direction of growth.

Connectivity

  • Sheikh Zayed Road (E11): Direct frontage — uninterrupted north-east access to Dubai Marina, Business Bay, and Downtown; south-west access to Expo City, Jebel Ali Port, and Abu Dhabi
  • Dubai Metro (Red Line): Pedestrian bridge from two towers directly into the station — no walk, no transfer
  • Al Khail Road (E44): Parallel access route toward Business Bay and the wider city
  • Emirates Road (E611): Eastern bypass linking to the northern and southern emirates

Proximity to Key Landmarks

  • 10 minutes — Palm Jebel Ali, Expo City
  • 15 minutes — Dubai Marina
  • 20 minutes — Palm Jumeirah
  • 25 minutes — Al Maktoum International Airport
  • 30 minutes — Dubai International Airport
  • 50 minutes — Abu Dhabi

Businesses that establish themselves at Raw District today are not waiting for an address to be recognised — they are among the first to define what that address becomes.

Also Available: Retail

Ground-floor retail units are also available within Raw District for businesses seeking street-level presence within the district. Retail starts from 1,000 sq. ft. from AED 2,500,000. Click here to explore available options.

Illustrative model

Scenario modeller

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

Purchase

The price you are actually considering.

Drives the service charge only.

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.

0% by default: we publish no price forecasts.

5% VAT added automatically.

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 Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.

Location

Raw District — Downtown Jebel Ali, Dubai

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