Berkeley Tower

Grade A Offices in Berkeley Tower by Ellington 

Ellington Properties has introduced Berkeley Tower, a 60-storey office development in Business Bay, Dubai, with 109 office units. It is the developer’s largest and tallest office project to date.

But is it the right choice for your business or investment? Business Bay already has plenty of office buildings, so it is worth looking at what sets Berkeley Tower apart, how much it may cost to own and whether there is demand for the space.

The priorities will differ depending on whether you plan to use the office yourself or rent it out. This review covers the building, its location and facilities, ownership costs and the wider Dubai office market, along with a few things to consider before buying off-plan.

Berkeley Tower Location in Business Bay

Business Bay is one of Dubai’s best-known business districts, close to Downtown Dubai, the Dubai International Financial Centre (DIFC) and Sheikh Zayed Road. Berkeley Tower sits along the highway, near Business Bay Metro Station, putting several key business areas within easy reach.

For companies whose employees and clients travel across Dubai, having both metro and road connections nearby can make a real difference. This is especially useful for businesses with teams working from the office every day, regular face-to-face meetings and frequent contact with other companies.

Berkeley Tower Inspired by Fabric in Motion

One of Berkeley Tower’s standout features is its façade, inspired by fabric moving in the wind. Curved lines and vertical fins shape the exterior, while landscaped terraces and a double-height lobby add to the design.

The 4,015 sq ft lobby combines wood, porcelain tiles and metal details, with space for visitors to sit and wait.

Kotook’s View

A well-designed lobby makes a good first impression, but the quality of an office depends on more than its appearance. Natural light, ventilation, sound insulation, ceiling height and flexible layouts are just as important to consider before buying.

Smart Technology at Berkeley Tower Business Bay

Berkeley Tower include several technology features, mainly focused on access, lifts and parking. According to Ellington, these include:

• Double-deck lifts: The tower will have 12 passenger lifts with destination control, which groups passengers heading to similar floors.

• Automated parking: A robotic system will move cars to available parking spaces after drivers leave them at a designated point. Buyers should check the parking capacity and how long it takes to retrieve a vehicle, especially during busy hours.

• Smart access gates: These are intended to manage entry and exit, although the full security and access-control details have not yet been disclosed.

• Future-ready infrastructure: The plans also mention drone delivery facilities and readiness for a future air-taxi vertiport. Neither should be considered an operational service at handover.

These features may make the building more convenient to use, but they also need proper maintenance. Before buying, it is worth asking about the related service costs, technical support and who will be responsible for keeping these systems running.

Amenities and Shared Spaces at Berkeley Tower

Berkeley Tower has five levels of shared facilities, spread across the ground floor, mezzanine and three other floors. The developer has included spaces for work, exercise and spending time away from the office.

• Co-working areas: Shared workspaces and private focus pods.

• Social spaces: A clubhouse and outdoor terraces.

• Games room: With billiards and air hockey.

• Fitness facilities: A gym and boxing area.

• Exercise studios: Spaces for Pilates, spinning and other fitness activities.

• Prayer rooms: Separate rooms for men and women, with ablution facilities.

The idea is to give people working in the building somewhere to exercise, take a break or work outside their own office without having to leave the tower.

A Look at Dubai’s Office Market in 2026

Market reports for the third quarter of 2026 show continued activity in Dubai's office rental market. However, the rental indicators published by different research firms are not directly interchangeable.

These figures provide a general view of the market. They should not be treated as the expected rental rate or investment return for Berkeley Tower. The AED 180 figure for Business Bay covers offices across different grades, rather than Grade A offices alone.

New Office Developments in Dubai

More office space is on the way in Dubai. Market data points to over 8.3 million sq ft of planned office supply along Sheikh Zayed Road, between the Trade Centre area and Interchange 1, and in Business Bay by 2031.

This means Berkeley Tower will be entering a market with more office buildings competing for tenants. But more supply does not necessarily mean weaker demand or falling prices. Much will depend on the building itself, including its location, quality, facilities and management.

Berkeley Tower Service Charges in Dubai

The estimated service charge at Berkeley Tower is AED 24 per sq ft per year. The final rate has not yet been confirmed, so this figure may change.

For example, the annual service charge would be around AED 27,168 for a 1,132 sq ft office. For larger units, the estimated costs would be:

• 2,500 sq ft: AED 60,000

• 3,000 sq ft: AED 72,000

• 5,500 sq ft: AED 132,000

If you plan to rent out your office, remember that the rent will not all go into your pocket. Service charges, periods without a tenant and other expenses will all affect how much you actually earn.

Is Berkeley Tower a Sustainable Building?

Ellington says Berkeley Tower is being designed to meet Dubai’s Al Sa’fat green building standards. These standards cover things like energy and water use, building materials and indoor air quality. You can read more about these areas in Kotook’s Greenness Index guide.

The tower will also have features such as smart access gates, double-deck lifts and robotic parking. However, the brochure says little about the building’s actual energy and water systems, recycling facilities or use of low-carbon materials. Without these details, it is difficult to judge how environmentally friendly the building will be.

Buying an Office at Ellington Berkeley Tower

Berkeley Tower may be worth a look if you are planning to buy office in Business Bay. It could suit:

• Companies buying an office for their team: The location is convenient for businesses that meet clients regularly or need to travel to other parts of Dubai.

• Businesses: There are different office sizes to choose from. Before buying, check whether the layout gives your team enough room, both now and in the future.

• Investors planning to rent out office in Business Bay: The purchase price and annual service charges are important, but so are the rents other office owners are asking in the area. Dubai's strong office market alone is not a reason to assume your unit will bring in a certain amount of rent.

Kotook's Final View

Berkeley Tower offers offices in different sizes, shared facilities and a location close to Business Bay Metro Station and Sheikh Zayed Road. It may be worth considering if you are looking for office space in this part of Dubai, either for your own business or as an investment.

Before making a decision, take a close look at the price of the office, service charges and other costs involved. If you need help comparing your options or understanding the buying process, Kotook’s team can offer free guidance.