Special Deal

Interstellar Tower Full Sixth Floor Offices

Name: Interstellar Tower Full Sixth Floor Offices
Brand: Mitchell's Commercial Real Estate

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Special Deal

OVERVIEW OF THE DEAL

The entire sixth floor of Interstellar Tower in Jumeirah Village Triangle is available as one purchase. Units 601 and 602 are the only two offices on that floor, and together they are 8,000.60 sq ft of total area.

We are taking the full sixth floor to market at an indicative AED 1,800 per square foot — AED 14,401,080 excluding VAT. That figure is ours, not the developer's. It is the level we will work to secure for a buyer, it is subject to agreement with Mr. Eight Development, and it has not been agreed.

Mr. Eight Development has priced these two units in two of its own documents. Its Interstellar Tower price schedule prices units 601 and 602 at AED 16,320,000 excluding VAT combined. Its sales offer for the same two units, dated 6 July 2026, quotes AED 19,202,000 excluding VAT. Both figures are set out below, each with its own provenance, and neither is presented as superseding the other.

Mr. Eight Development offers a lease back direct from the developer at 10%, quoted net of service charges and any other costs, for a term of five years running from the date the buyer takes handover. Handover on this floor is scheduled for Q3 2028. As at 17 September 2026 this floor is the only unit at Interstellar Tower that leaseback is available on. It was offered on two units in the building — this floor and Office 203 — and Office 203 has sold.

On those terms the floor is let from the day it is handed over, and what that buys is certainty rather than a rate. For the five years of the term there is no tenant to find, no fit-out to commission and no letting void to carry, and the 10% is quoted net of service charges and any other costs. That is a materially different proposition from a headline rate, and on an off-plan purchase completing in 2028 it is the part worth reading twice. These are the terms Mr. Eight Development quotes, not a signed agreement — the agreement itself is confirmed in writing with the developer before exchange, and what the terms are worth to you in cash is a calculation for your own advisor on the price finally agreed.

Units 601 and 602 are the last offices available in Interstellar Tower. The twenty individual offices on floors two to five have all gone, and the sixth floor is offered as one lot rather than broken up — so as at 17 September 2026 there is no individual office unit left to buy in this building. There is this floor, or there is nothing.

That is a statement about the offices, not about the building. Mr. Eight Development is still selling residential units at Interstellar Tower. Those are separate inventory on separate floors, and nothing on this page says the tower is sold out.

It is also the top office floor. Interstellar Tower's office space runs from the second floor to the sixth, and the sixth is the only floor split into two units rather than five — so buying both is buying the whole plate, with no other office occupier on it.

Completion is scheduled for Q3 2028 and the building is under construction. The payment plan is 50% staged through construction and 50% on completion.

THE AREA BASIS: 60% OF THIS FLOOR IS BALCONY

Of the 8,000.60 sq ft being bought, 4,828.58 sq ft is balcony and 3,172.02 sq ft is enclosed suite. The balcony is 60.35% of the total area — just over one and a half times the size of the enclosed office. This is the first thing to understand about the price, and it is why the same price yields two very different rates:

Price per square foot, at our indicative AED 14,401,080	Basis	AED per sq ft
On total area — suite plus balcony, 8,000.60 sq ft	The basis Dubai sells on, and the basis the Dubai Land Department registers on	1,800.00
On enclosed suite alone — 3,172.02 sq ft	The air-conditioned, lettable office floor	4,540.03

Both figures describe the same purchase, and both rest on a price that has still to be agreed. Neither is the whole answer on its own.

The indicative AED 1,800 per square foot is quoted on total area — sellable area including the balcony, and every comparison below is made on that basis, because it is the basis Dubai transacts on and the basis every registered sale in this building was recorded on. Changing the denominator midway through a comparison would stop it being like for like.

But a buyer pricing this floor as enclosed office accommodation is pricing 3,172.02 sq ft, not 8,000.60. The sixth floor is built quite differently from the twenty offices below it. On floors two to five no office exceeds a 29.9% balcony share and four carry no balcony at all; on the sixth floor the two units are 63.66% and 57.36% balcony. So any rate quoted on total area is, on this floor and only on this floor, arrived at over an area that is mostly terrace.

That is a real feature of the accommodation rather than a technicality. Both units carry a terrace as well as a balcony, and for some occupiers that outdoor space is the reason to buy the floor. It is simply not enclosed floor area, and it should not be priced as though it were.

Ask us for the floor plans and the elevation, and we will show you exactly where the enclosed area sits and where the terrace sits on each of the two units.

Source: areas from Mr. Eight Development's sales offer for units 601 and 602, reference MR8-Office 601,602-06/07/2026, and from the developer's own Interstellar Tower floor-plan and price schedule, which states a suite, balcony and total area for each of the building's 22 offices. The balcony shares are ours, derived by dividing the developer's stated balcony area by its stated total area for each unit. The two rates above are ours, derived by dividing our own indicative price by the developer's stated areas — they are indicative because the price they rest on is.

THE DEVELOPER'S TWO PRICES FOR UNITS 601 AND 602

Mr. Eight Development has quoted these two units at two different prices, in two of its own documents, and the higher is 17.66% above the lower. Both are shown here because both are real, and we are not in a position to tell you which one the developer will stand behind on the day you ask.

Mr. Eight Development's own figure	Price, excluding VAT	AED per sq ft, total area
Price schedule — the developer's Interstellar Tower floor-plan and price schedule, which prices all 22 offices in the building. Units 601 and 602 are listed at AED 7,932,000 and AED 8,388,000	16,320,000	2,039.85
Sales offer — the developer's sales offer for units 601 and 602, reference MR8-Office 601,602-06/07/2026, dated 6 July 2026	19,202,000	2,400.07

The price schedule carries no date. There is no date printed anywhere in the document, and the file itself records no creation or modification date, so it cannot be placed in time against the sales offer. The sales offer is the most recent dated written quote the developer has given us for these two units. We have not established why the two differ, and we do not choose between them for you.

Our indicative AED 1,800 per square foot is 11.76% below the price schedule and 25.00% below the 6 July 2026 sales offer. Neither gap is a discount being offered and neither is money saved. Both are the distance we would be working to negotiate from a developer figure that is not yet agreed, from a starting point the developer has stated two ways, and the outcome is not known.

Source: Mr. Eight Development's Interstellar Tower floor-plan and price schedule, and its sales offer for units 601 and 602 reference MR8-Office 601,602-06/07/2026 dated 6 July 2026, both of which we hold. Both documents state their prices as excluding VAT. The per-square-foot rates and the two percentages are ours, derived by dividing each developer price by the developer's own stated total area of 8,000.60 sq ft and by comparing each to our indicative price.

THE UNITS

Project	MR8: INTERSTELLAR, Jumeirah Village Triangle
Developer	Mr. Eight Development
Units	601 and 602 — the whole sixth floor, sold together
Unit type	Office 1 & 2
Suite area	3,172.02 sq ft / 294.69 sq m
Balcony area	4,828.58 sq ft / 448.59 sq m
Total area	8,000.60 sq ft / 743.28 sq m
Balcony share of total area	60.35%
Developer's price schedule	AED 16,320,000 excluding VAT — undated
Developer's sales offer, 6 July 2026	AED 19,202,000 excluding VAT
Indicative price through Mitchell's	AED 14,401,080 excluding VAT — subject to agreement with the developer
Price per sq ft, total area	AED 1,800.00 indicative through us · AED 2,039.85 on the developer's schedule · AED 2,400.07 on the developer's sales offer
Price per sq ft, suite area	AED 4,540.03 indicative through us · AED 5,144.99 on the developer's schedule · AED 6,053.56 on the developer's sales offer
Status	Under construction
Estimated completion	Q3 2028

At the indicative price, the costs that sit on top of it are AED 720,054 of VAT at 5%, AED 576,043.20 of Dubai Land Department registration fee at 4% and an AED 10,000 administration fee — AED 15,707,177.20 payable in total. On the developer's price schedule the same three lines are AED 816,000, AED 652,800 and AED 10,000, for a total of AED 17,798,800. On the developer's 6 July 2026 sales offer they are AED 960,100, AED 768,080 and AED 10,000, for a total of AED 20,940,180. Every total moves with the price it rests on, so all three are indicative until a price is agreed.

Source: Mr. Eight Development sales offer for units 601 and 602, reference MR8-Office 601,602-06/07/2026, dated 6 July 2026, and the developer's own Interstellar Tower floor-plan and price schedule, both of which we hold. Every area, and both of the developer's own prices, are stated in those documents; the offer also states its own VAT, fee and total figures and they are transcribed unchanged. The indicative AED 1,800 per square foot is Mitchell's own figure and appears nowhere in the developer's paperwork — it is the level we are taking this floor to market at, and it has still to be agreed with Mr. Eight Development. The price-per-square-foot figures, the indicative fee lines and the schedule-price fee lines are ours, derived by applying the developer's own percentages and areas; the basis of each is named beside it. The suite, balcony and total areas in the sales offer reconcile exactly to the price schedule, which states units 601 and 602 at 1,380.15 and 1,791.87 sq ft of suite and 2,418.00 and 2,410.58 sq ft of balcony.

WHY A FULL FLOOR IS DIFFERENT

A whole floor means no other office occupier on the level, and that is the main thing it buys. On floors two to five the plate is divided into five offices; on the sixth there are two, so taking both takes the entire office floor.

That matters in four specific ways for a building of this size:

It can be held as one holding or let as two tenancies. The floor is already drawn as two separately demised offices, each with its own pantry and its own male and female washrooms, so an investor can let it as two without subdividing anything.
It carries the developer's leaseback. Mr. Eight Development offers a lease back direct from the developer at 10%, quoted net of service charges and any other costs, for a term of five years running from handover. As at 17 September 2026 this is the only unit at Interstellar Tower it is available on — it was offered on this floor and on Office 203, and Office 203 has sold.
It is the top of the building's office stock. Floors two to five are offices and the sixth is the last of them; no other office occupier sits above this floor. Interstellar Tower is a mixed-use building with residential accommodation as well, so ask us for the stacking plan and the elevation before you assume anything about outlook from the terraces.
It is the only office stock left in the building. There are 22 offices in Interstellar Tower, the twenty individual units on floors two to five have gone, and the sixth is the only floor with two units on it. So an office buyer here is not choosing between this floor and a smaller unit in the same building — there is no longer a single-unit alternative to compare it against.

Mr. Eight Development has priced the two units as a single lot in its offer rather than unit by unit.

PRICING & MARKET POSITIONING

WHAT THE DUBAI LAND DEPARTMENT REGISTER SHOWS AT INTERSTELLAR TOWER

Off-plan office sales at Interstellar Tower have been registered with the Dubai Land Department from 4 February to 13 August 2026, at between AED 2,202.67 and AED 2,877.19 per square foot, with a median of AED 2,394.33. We do not benchmark off a portal — we hold the register ourselves, and this building has been selling since February 2026, so the comparison can be made against registered sales rather than asking prices.

Those rates are calculated on the same basis as the AED 1,800.00 above: the registered area on every one of those sales is the developer's stated total area, suite plus balcony, matched footprint by footprint against the developer's own area schedule.

Off-plan office sales registered at Interstellar Tower	AED per sq ft, total area
Lowest registered sale	2,202.67
Median of the registered sales	2,394.33
Highest registered sale	2,877.19
This floor, on the developer's price schedule	2,039.85
This floor, on the developer's 6 July 2026 sales offer	2,400.07
This floor, at our indicative rate	1,800.00

That last row is our own indicative ask, not a registered sale, and we do not offer it as evidence that this floor is cheap. The section below sets out why it cannot be read that way.

Source: Dubai Land Department transaction register, off-plan office registrations at Interstellar Tower, 4 February to 13 August 2026, data to 17 September 2026. Price per square foot is the registered amount divided by the registered procedure area, which on every one of these registrations is the developer's stated total area for the unit. Registrations are counted on the canonical transaction number, so a sale the register carries under two identifier formats is counted once.

WHY THAT COMPARISON DOES NOT SETTLE WHAT THIS FLOOR IS WORTH

No sixth-floor unit at Interstellar Tower has registered a sale, and every registered comparable is a differently built office. Those two facts have to be read with the table above rather than after it.

The largest floorplate ever registered in this building is 2,735.32 sq ft. Units 601 and 602 are 3,798.15 and 4,202.45 sq ft. Five floorplates account for every registration in the tower, and none of them is a sixth-floor one — so there is no registered sale of a floor built like this, at any price.

Nor is the accommodation the same. Every registered comparable sits on floors two to five, where the balcony share runs from 0% to 29.9%. This floor is 60.35% balcony. A rate per square foot of total area means something materially different on a unit that is nine-tenths enclosed office than on one that is four-tenths.

The developer's own price schedule prices this floor below every other office in the building, for exactly that reason. Across all 22 offices in that schedule, units 601 and 602 carry the two lowest rates per square foot of total area — AED 1,995.98 on 602 and AED 2,088.39 on 601 — and the combined lot rate of AED 2,039.85 sits below each of the twenty offices on floors two to five. A rate on this floor is expected to be lower than a rate on those, because most of what it is divided by is terrace.

So an indicative AED 1,800 sitting under the registered range, and under the developer's schedule, is not a saving measured against a like unit. It is a rate on accommodation that is mostly terrace, set against rates on accommodation that is mostly enclosed office, and the two are not the same thing bought cheaper. Nothing on this page claims a discount against the register or against the developer, and nothing on it should be read as one.

The registered range is also not an independent test of the developer's schedule, because it is largely that schedule registered: the lowest registered rate is unit 505's schedule price, the highest is unit 504's, and the median is the schedule price of units 303 and 403. And the register is too thin to settle the balcony question either way. The highest rate ever registered in the tower, AED 2,877.19, was paid on the 1,193.18 sq ft floorplate — the only office in the building with no balcony at all, which would suggest the market pays more per square foot for enclosed area. But the lowest, AED 2,202.67, was paid on a unit carrying only 10.9% balcony, which cuts the other way. A census of one building does not establish a relationship between balcony share and price, and we will not stretch it into one.

So we make no claim here that this floor is priced below, at, or above the market. What we can tell you is exactly what is being bought and exactly what the register holds, which is what the two sections above do. Ask us and we will send you the registered sales row by row, with the developer's area schedule beside them, and you can form your own view.

PAYMENT PLAN & FINANCING

The plan is 50% staged across construction and 50% on completion. The instalment percentages are calculated on the selling price excluding VAT, and VAT is shown as a separate line in the developer's own schedule.

At the indicative price, AED 7,786,583.20 falls before completion and AED 7,200,540 falls at completion — so a little over half of the triggered payments are deployed during the build, and the completion balance is the part a UAE bank would normally be asked to finance at handover. The AED 720,054 of VAT sits outside both, for the reason given below the table.

SCHEDULE OF INSTALMENT PAYMENTS

The schedule below is shown three times over: once on the indicative price we are taking the floor to market at, and once on each of the two prices Mr. Eight Development has quoted for these units. The structure, the triggers and the percentages are the developer's in all three columns; only the price they are applied to differs.

Our indicative price: AED 14,401,080 excluding VAT · AED 15,121,134 including 5% VAT

Developer's price schedule: AED 16,320,000 excluding VAT · AED 17,136,000 including 5% VAT

Developer's sales offer, 6 July 2026: AED 19,202,000 excluding VAT · AED 20,162,100 including 5% VAT

Payment	Trigger	%	Indicative (AED)	Schedule (AED)	Sales offer (AED)
VAT at 5%	Value Added Tax	5%	720,054	816,000	960,100
1st instalment + DLD fee + admin fee	On signing the SPA	20% + 4% DLD + AED 10,000 admin	3,466,259.20	3,926,800	4,618,480
2nd instalment	Within 6 months of the booking date	5%	720,054	816,000	960,100
3rd instalment	Within 12 months of the booking date	5%	720,054	816,000	960,100
4th instalment	Building 30% complete	10%	1,440,108	1,632,000	1,920,200
5th instalment	Building 75% complete	10%	1,440,108	1,632,000	1,920,200
6th instalment, on completion	Building 100% complete	50%	7,200,540	8,160,000	9,601,000
Total			15,707,177.20	17,798,800	20,940,180

Source: Mr. Eight Development sales offer, reference MR8-Office 601,602-06/07/2026, and the developer's Interstellar Tower price schedule. Every row, percentage and trigger, and every amount in the sales-offer column, is the developer's, transcribed unchanged; that column's total is the developer's stated total and it is the exact sum of its rows. The indicative column and the schedule column are ours, calculated by applying the developer's own percentages and fees to those two prices. Each column's seven rows sum to its stated total exactly. The indicative column carries twenty fils because AED 14,401,080 at the 4% Dubai Land Department rate is AED 576,043.20 and is not rounded away; the other two columns fall on whole dirhams. The indicative column is indicative because the price it rests on has not been agreed.

The developer lists VAT in the same table as the six instalments but attaches no trigger date to it. Ask us and we will confirm with Mr. Eight Development when it falls due before anything is signed.

Our guide to developer payment plans and bank mortgages sets out how a completion balance of this size is usually financed. Nothing on this page assumes a mortgage has been approved.

SERVICE CHARGE & RUNNING COSTS

The developer's estimate is AED 18 per sq ft on enclosed suite and AED 6.25 per sq ft on balcony. Applied to this floor's 3,172.02 sq ft of suite and 4,828.58 sq ft of balcony, that is a derived figure of approximately AED 87,275 a year, or about AED 10.91 per sq ft of total area.

The balcony rate is roughly a third of the suite rate, which is why a floor that is 60.35% terrace costs materially less to hold than its total area would suggest.

That figure is not a second deduction from the leaseback above, which is quoted at 10% net of service charges and any other costs. It is also the developer's estimate rather than a certified budget, and the split above is our calculation on the developer's two rates. Ask us and we will tell you where the figure stands on the day you ask.

WHAT IS STILL TO BE ESTABLISHED

These are the points to close before an offer is made, and we will work through each of them with you.

The price itself. AED 1,800 per square foot is the level we are taking this floor to market at and the level we will work to secure. It is not the developer's number and has not been agreed with them. Every rate, fee and instalment on this page that rests on it is an indicative one, and both of the developer's own prices are shown beside it throughout.
Which of the developer's two prices stands. Mr. Eight Development's price schedule and its 6 July 2026 sales offer put these units 17.66% apart, the schedule is undated, and the reason for the difference has not been established. We will put that to the developer in writing and come back with their position before an offer is made.
The area basis, in writing. Confirm with Mr. Eight Development that the 8,000.60 sq ft is the area the sale will be registered on and that the 3,172.02 sq ft suite figure is the enclosed, air-conditioned area. Ask for the same confirmation on any unit in any building; on this floor it changes the rate by a factor of two and a half.
The signed leaseback agreement. The developer's quoted rate is 10% net of service charges and any other costs, the term is five years, and it runs from the date the buyer takes handover — handover on this floor is scheduled for Q3 2028. What is not yet in place is the signed agreement itself, and it is confirmed in writing with Mr. Eight Development before exchange.
DLD project registration and escrow for MR8: INTERSTELLAR, confirmed before any payment is made. Our guide to RERA, Ejari and Oqood explains how an off-plan purchase is registered and how escrow protects the instalments.
Mr. Eight Development's delivery record. An off-plan purchase underwrites the developer as much as the building, and Interstellar Tower is the company's first commercial project we cover.
What the floor will let on the open market in 2028. The 10% leaseback is a term the developer quotes, not a market rent, and no other rental, yield or return figure appears anywhere on this page, because none has been established for these two units. What this floor is worth on resale turns on the rent it commands at handover set against the price agreed now, and that needs a dated appraisal rather than an assumption. Ask us for one.

ENQUIRE ABOUT THE FULL SIXTH FLOOR

Units 601 and 602 are offered together as one lot. Tell us whether you are buying to occupy, to let, or to take the developer's leaseback, and we will come back with the floor plans, the elevation, the terrace layout on each unit and the developer's current position on price.

The tower is covered in our Interstellar Tower building guide, the unit-level detail sits in our Interstellar Tower office listing, and everything else we are currently representing appears on the special developer deals hub.

Illustrative model

Scenario modeller

Set your own assumptions and see how Interstellar Tower Full Sixth Floor Offices behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

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

Maintenance & management

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

Service charge

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

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

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

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

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.