Jaddaf Waterfront · Offices · Dubai

Office space in Jaddaf Waterfront, priced by what was paid

Every portal in Dubai shows you what a seller is asking. The Land Department records what a buyer actually transferred, and Ejari records what a tenant actually signed. 11 sales and 55 leases in this district say something the listings do not.

12 registered sales · AED 23.13M · 55 registered leases · 1 January – 14 July 2026 · Source: Dubai Land Department
What this district actually trades
Off-plan
2,400
AED / sqft · 12 deals
Median ticket AED 2.15M
Median unit 823 sqft

Only 0 ready sales registered in 6 months — below the ten-deal threshold at which a median means anything. So this page publishes off-plan stock only. Anyone quoting you a ready comparable in Jaddaf Waterfront is working from a handful of deals.

What that does to the yield
55 registered office leases in Jaddaf Waterfront clear a median of AED 110,100 per year on 1,269 sqft — that is 109 AED/sqft. The tenant pays that rate regardless of when the building was finished. So the purchase price is the only variable.
Off-plan @ 2,499
4.4%
Gross, before service charge, vacancy, and agency cost — a ceiling, not a forecast. And the caveat that matters: an off-plan unit earns nothing at all until handover, so its real first-years return is not 4.4% but zero.

Month by month

Median AED/sqft · complete months only, July excluded as partial
MonthDealsMedian AED/sqft
January 20261—3,500—
February 20262—2,636—
March 20264—2,500—
April 20262—1,851—
June 20262—2,236—
July 20261—2,299—

The median held between 1,852 and 3,502 across 5 complete months — a 89% spread. Any single comparable you are shown sits somewhere in that band, and where it sits is the difference between a fair price and a story.

What AED 2.16M actually buys here

Off-plan stock · 11 registered sales · whole segment: 11 deals
10th percentile
0.75M
smallest tickets clearing
Median ticket
2.16M
808 sqft typical
75th percentile
2.56M
larger-floorplate territory
90th percentile
2.83M
above this is rare

The entry point is where most assumptions break. A tenth of registered sales here cleared under AED 750,000, and the top decile starts at AED 2,828,000 — a 4-fold range inside one district and one segment. A quoted “Jaddaf Waterfront price” without a size attached to it is not information.

Jaddaf Waterfront against everything else

Median AED/sqft, registered office sales, same window · districts with 10+ deals and registered rent
Jaddaf Waterfront
2,499
Business Bay →
2,047
Motor City →
1,900
Jumeirah Lakes Towers →
1,650
Dubai Investment Park First →
705

Jaddaf Waterfront registered 11 office sales in the period. Motor City registered 20. Depth is what makes an exit possible: a district that prices itself off hundreds of comparables does not depend on whoever happens to show up.

Every district on this list has its own page, built the same way from the same register. All districts →

A commercial foot against a residential one

Same district, same window
Offices
2,499
11 deals · AED/sqft
Apartments
1,890
220 deals · AED/sqft

A commercial foot in Jaddaf Waterfront costs 1.32 times a residential one. That premium is ordinary for a district with real business demand — and it is the number to hold up against any pitch that treats the two as interchangeable.

Questions people actually ask

Answered from the register, not from a brochure
How much does an office cost in Jaddaf Waterfront?
Across 11 registered sales between January and July 2026, the median was AED 2,157,500 at 2,499 AED/sqft. 11 of those were off-plan stock, clearing AED 2,157,500 at 2,499 AED/sqft. The other side of the market is too thin here to publish a median against — which is itself worth knowing before you buy.
What rent does an office in Jaddaf Waterfront actually achieve?
55 registered leases show a median of AED 110,100 per year on a median 1,269 sqft, which is 109 AED/sqft/year.
What yield will an office in Jaddaf Waterfront produce?
Against the registered rate of 109 AED/sqft, off-plan stock at 2,499 produces roughly 4.4% gross. Both are before service charge, vacancy and agency cost, so treat them as ceilings rather than forecasts. And off-plan earns nothing at all until handover, which the percentage does not show.
Is an office more expensive per foot than an apartment in Jaddaf Waterfront?
Yes — 2,499 against 1,890 across 220 registered apartment sales, so 1.32 times. Commercial foot sits above the residential one here, which is worth checking before you assume one is the cheaper way into the district.
How does Jaddaf Waterfront compare with other Dubai office districts?
Motor City 1,900 across 20 deals, Dubai Investment Park First 705 across 16 deals, Business Bay 2,047 across 862 deals, Jumeirah Lakes Towers 1,650 across 350 deals. Jaddaf Waterfront registered 11 sales in the period. Depth matters most when you want to sell: a district with hundreds of comparables gives a valuer something to work with, a district with a dozen does not.
You have the district's numbers. Now the one that matters: is the price you were quoted the price this market pays?
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Methodology. Every figure is AED per square foot. The DLD export records area in square metres — median 79.0 across the file — and is converted at 10.764 sqft/m², with the unit decided once for the dataset rather than row by row. Offices means PROP_TYPE Unit with sub-type Office: the sub-types labelled “Commercial” and “Industrial” in DLD data are almost entirely land, and mixing them in drags the commercial median from 3,302 to 1,919 across Dubai. USAGE_EN is not used to classify sales — every office in the file is tagged “Residential” in that column. Duplicate transaction numbers are collapsed after filtering to Sales, and Mortgage and Gift registrations are excluded. Rent covers 1 January – 14 July 2026 and comes from registered Ejari contracts, filtered to PROP_TYPE Unit above 200 sqft and AED 30,000 to strip flexi-desks and business addresses. Ejari carries no contract number, so lease records are never de-duplicated: identical amounts registered in the same batch are separate units in separate buildings, and collapsing them understates the median rate by 9%. DLD records sales under marketing district names and Ejari under official community names; the two are matched through shared project names, never by hand. Medians throughout, never averages. Districts below 10 registered sales get no page. Registered transactions only: this is what was paid, not what was asked.
Disclaimer. This analysis reflects the independent opinion of OSNOVA Property, based on publicly available Dubai Land Department data at the time of publication. It is not financial, legal, or investment advice, and does not constitute an offer, recommendation, or guarantee of returns, capital appreciation, or rental yield. Yield figures are gross and illustrative. Past registered transactions are not a reliable indicator of future prices. Property investment carries risk, including loss of capital. Verify all figures independently and take professional advice before committing funds. OSNOVA Property is a licensed brokerage and may act for a party to a transaction discussed here.