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OSNOVA REVIEW · 21 JUNE 2026 · OFFICES

Burj Capital

Centurion's 26-storey Grade A office tower planted at the gate of Business Bay — 243 units priced below the district's two trophy launches, into a market where Grade A vacancy sits under 3%.

Grade A Office Business Bay 11% LT Gross Yield Burj Khalifa Views Q4 2028 Handover
8.8/10
OSNOVA Score
Entry PSF~3,500 AED
From2.58M AED
CAGR Neutral12.6%
Payment10 / 20 / 60
DeveloperCenturion
LocationBusiness Bay
StatusOffplan · UC
Unit Range741 – 1,517 sqft
Service Charge16 AED/sqft
Burj Capital exterior Burj Capital interior Burj Capital amenities
The Project

Grade A in a market starved of it

Burj Capital is a 26-storey commercial office tower in Business Bay, developed by Centurion Properties. The development comprises 243 Grade A office units designed for a range of business requirements within one of Dubai's established commercial districts.

The tower features a double-height entrance lobby, contemporary architecture, and office spaces with floor-to-ceiling glazing. Offices are designed to maximise natural light and offer views of Burj Khalifa, Dubai Canal, and the surrounding urban landscape.

The development includes five basement parking levels and three podium levels dedicated to amenities and shared facilities. Business and lifestyle facilities within the tower include executive lounges, meeting and conference spaces, co-working areas, wellness facilities, and outdoor terraces.

The building incorporates smart access systems and modern building management technologies intended to support day-to-day business operations. Office layouts are designed to provide flexible workspace configurations suitable for companies of various sizes.

Located in Business Bay, Burj Capital provides access to Dubai's commercial, retail, hospitality, and transport infrastructure. The project is situated within proximity to Downtown Dubai, Burj Khalifa, Dubai Canal, and major road networks connecting key areas of the city.

Key features

  • 26-storey commercial office tower with 243 Grade A units
  • Double-height entrance lobby and contemporary architecture
  • Views of Burj Khalifa, Dubai Canal, and surrounding cityscape
  • Five basement parking levels including EV charging stations
  • Three podium amenity levels — executive lounges, meeting rooms, co-working
  • Wellness facilities, outdoor terraces, swimming pool, gym
  • Media rooms and podcast recording studios
  • Smart access systems and modern building management
  • Flexible office layouts for varied company sizes
Unit Mix

Pricing by floor plate

Four standard floor plates priced between 3,482 and 3,642 AED/sqft. Smaller floors carry a modest discount; larger plates the premium.

TypeSize (sqft)Starting Price (AED)AED / sqft
Office — Small7412,580,0003,482
Office — Mid8402,940,0003,500
Office — Large1,2114,410,0003,642
Office — Full plate1,5175,360,0003,533
Capital Appreciation

Three scenarios to handover

Baseline: entry PSF 3,500 AED on 840 sqft (~2.94M AED), three-year hold to Q4 2028 handover. Each scenario fixes an exit PSF and walks back the gain.

Conservative
+840,000 AED
+28.6%
CAGR 8.7% / year
Exit at 4,500 AED/sqft
Neutral · Base
+1,260,000 AED
+42.9%
CAGR 12.6% / year
Exit at 5,000 AED/sqft
Bullish
+2,100,000 AED
+71.4%
CAGR 19.7% / year
Exit at 6,000 AED/sqft
Capital Gain
Three exit scenarios to Q4 2028
840 sqft unit · AED 2.94M entry · three-year hold
Rental Yield

Cash yield from day one

Computed against the neutral asset value of 4.2M AED (840 sqft × 5,000 AED exit PSF). Net subtracts 16 AED/sqft service charge — about 13,440 AED/year on a mid-plate.

Long-term Lease
11.0%
~38,500 AED/month · 461,952 AED/year
Gross11.0%
Net10.7%
Serviced / Short-term
12.0%
~42,000 AED/month · 503,988 AED/year
Gross12.0%
Net11.7%
Yield Comparison
Long-term vs short-term lease
Gross and net of service charge · % of asset value
Competitor PSF

How it prices against the district

Direct comparison against the two trophy Grade A launches in Business Bay (HQ by Rove, Lumena Alta) and one Dubailand reference (Samana Barari Avenue — different location, included as a market floor).

ProjectDeveloper · AreaType · HandoverAED / sqft
Burj CapitalThis review Centurion · Business Bay Grade A · Q4 2028 ~3,500
HQ by RoveHospitality-branded IRTH Group · Marasi Bay Grade A · Q1 2029 ~4,400
Lumena Alta380m mixed-use icon Omniyat · Business Bay Grade A shell+core · Q3 2030 ~3,825
Samana Barari AvenueDifferent district Samana · Majan / Dubailand Office Space · Q2 2028 ~1,060

Sources: HQ by Rove — opr.ae developer page (4,400 AED/sqft starting). Lumena Alta — opr.ae (AED 19M from 4,966 sqft → 3,825 AED/sqft starting). Samana Barari Avenue — tanamiproperties.com (940,000 AED from 887 sqft → ~1,060 AED/sqft). Like-for-like comparison limited to Business Bay (top two competitors).

Burj Capital prices ~20% below HQ by Rove and ~8% below Lumena Alta within the same district. Samana Barari Avenue sits in Dubailand — included as a Dubai office-market reference, not a direct substitute. Business Bay Grade A vacancy is below 3% (UAE-wide for Grade A spec).
Like-for-like
Entry PSF within Business Bay
Business Bay Grade A only · starting AED/sqft
Pros & Cons

The investment case, both sides

Strengths
  • Developer with track record in Dubai office delivery
  • Grade A spec designed to modern business standards
  • Strategic Business Bay location with road and metro access
  • Burj Khalifa and Dubai Canal views from upper floors
  • Flexible payment plan — only 40% payable during the two-year construction
  • High rental yield potential supported by Grade A undersupply
  • Construction is already underway, reducing delivery risk
  • Extensive on-site amenities: co-working, conference, wellness, F&B
  • Four dedicated floors for lifestyle and business facilities
  • Five parking levels including EV charging
Risks
  • New competitors entering the Grade A office segment
  • Growing traffic congestion in the Business Bay area
  • Mitigation: new metro line expected to ease congestion
Growth Drivers

Why this office market

  • Shortage of Grade A office space in Dubai, with only a limited number of options remaining in the city centre
  • Vacancy rates for Grade A office space below 3% across the UAE
  • Approximately 95% of office buildings in Dubai are more than 15 years old
  • Strong demand for new, high-quality offices designed to modern standards
OSNOVA VERDICT · 8.8 / 10

Commercial remains the most undervalued asset class in Dubai

  • Commercial real estate in Dubai remains significantly undervalued compared to other asset classes.
  • The majority of existing office stock consists of older buildings or commercial units on the lower floors of residential developments.
  • Dedicated Grade A office buildings designed exclusively for business use are expected to become a key market trend in the coming years.
  • A growing number of international and regional companies continue to establish operations and expand their presence in Dubai.
  • Dubai serves as a global business hub, attracting companies from around the world, while the supply of high-quality office space remains limited.
  • Grade A offices are expected to benefit from strong demand from corporate occupiers.
  • The sector offers potential for both rental income generation and capital appreciation.
  • In many cases, current office prices remain below residential property prices in comparable locations.
  • Payment plans available in this segment are now comparable to those previously seen only in residential.
  • The project is suitable for both long-term capital growth and leasing purposes.
That is our read on this project. Now the one that matters: is the price you were quoted the price this market pays?
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Disclaimer. The OSNOVA Score and all analysis, ratings, and projections in this review reflect the independent opinion of OSNOVA Property, based on publicly available data (DLD, PropertyFinder, Bayut) at the time of publication. This is not financial, legal, or investment advice and does not constitute an offer, recommendation, or guarantee of returns, capital appreciation, or rental yield. Figures are illustrative estimates and may change without notice. Always conduct independent due diligence and consult a licensed financial or legal advisor before making any investment decision. Developer names, project names, and trademarks referenced belong to their respective owners and are used here solely for independent analytical purposes.