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Compare the purchase threshold, cash to occupation and the workspace your capital actually buys.
THE COMPARISON WORKSPACE
Choose the workplace.
Then compare the capital.
Building specifications explain the proposition. Unit documents establish what you actually buy.
Motor City / AVENEW
O1NE / DAWN
Keep DAWN’s office purchase separate from the whole district. A mixed healthcare/workplace masterplan is not six interchangeable office towers.
- Building and product
- District masterplan: four office towers and two healthcare buildings
- Delivery
- Confirm DAWN unit contract and completion milestone
- Office condition
- DAWN is Office Tower 1; indicative furniture does not establish included fit-out.
- Parking
- Confirm unit allocation and visitor arrangements.
Open the side-by-side specification comparison
| Basis | O1NE / DAWN | WOW offices | Yards Plaza |
|---|---|---|---|
| Product | District masterplan: four office towers and two healthcare buildings | Office suites on floors 1–15 · separate business lobby and lifts | 272 offices · four blocks · office levels 3–6 |
| Delivery | Confirm DAWN unit contract and completion milestone | Q3 2029 advertised target; confirm contract | No completion date established in the supplied factsheet |
| Condition | DAWN is Office Tower 1; indicative furniture does not establish included fit-out. | Shell-and-core office product. | Shell-and-core · 3m office ceiling · purchaser’s internal fit-out. |
| Parking | Confirm unit allocation and visitor arrangements. | Confirm exact office allocation. | 1,200+ building spaces; not the purchased office allocation. |
YOUR OWN INPUTS
What does it cost
to open the office?
Enter amounts from your quotation and budget. This calculation does not supply a market price, rental estimate or return forecast.
Use saleable area to compare the advertised purchase price; use usable area to compare the workspace your total capital buys.
Which projects belong in the comparison?
O1NE District by AVENEW and Kora is a commercial district in Motor City. DAWN is its first office building within the six-tower district. It is a candidate for this budget study, not an established qualifying unit.
The WOW Tower by Mr.Eight in DLRC separates its office offering from residential accommodation. Offices are described as shell-and-core on floors 1–15 with their own business lobby and lifts. The cost and timing of turning that shell into operational space matter alongside the unit quote.
The relevant BEYOND commercial scheme is The Yards Plaza, not the Arancia residential cluster. BEYOND's dedicated project page describes 272 offices across four blocks with G+2 retail and dining, within The Yards on Sheikh Mohammed Bin Zayed Road. This establishes an office candidate, not its eligibility below AED 2,500 per square foot. Residential prices cannot be used to qualify these offices.
Two calculations, two decisions
First calculate the selected office's quoted purchase price divided by its stated sale area. This determines whether the quote meets the headline threshold.
Then add evidenced acquisition and fit-out costs and divide by usable workspace. This measures a different requirement: how much capital the business commits to the space it can actually occupy. Keep both numbers visible rather than replacing one with the other.
Consider an illustrative pair, each with 1,000 sq ft of sale area. A costs AED 2.4 million and requires an assumed AED 600,000 fit-out. B costs AED 2.6 million and needs an assumed AED 200,000 fit-out. Purchase plus fit-out is AED 3 million for A and AED 2.8 million for B. A passes the headline limit; B does not. Yet A requires more capital on these assumptions. Other acquisition costs are excluded from this illustration and must enter a real comparison. These are not quotations or project fit-out estimates.
The occupier changes what counts as value
DAWN's integrated retail podium and office facilities, WOW's separate business arrival and shell-and-core delivery, and Yards Plaza's four-block commercial setting are different propositions. For an owner-occupier, compare the space needed for the actual team, visitor access and the works required before opening. For an income buyer, examine the tenant audience for that particular office size and specification. Shared amenities can inform positioning, but do not establish a unit's parking allocation, running costs or achievable rent.
Buying for income is a further test
After establishing acquisition spend, assess achievable rent and operating costs. A developer-backed return offer is a contractual arrangement, not independent evidence of market rent. Examine its payment basis, costs and counterparty separately from an ordinary leasing scenario.
The strongest shortlist is therefore a set of dated, available offices compared on consistent areas and delivery conditions. Neither a launch price nor a district label establishes that every office falls below the budget.
Compare for your mandate
Owner-occupiers: team size, move date, usable workspace and fit-out budget. Income buyers: tenant audience, operating costs and leasing evidence. Headquarters buyers: contiguous space, expansion and dependable building services.
Current available-unit quotations have not been established for this comparison. No candidate is ranked by yield or confirmed below the AED 2,500/sq ft threshold.
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