31 Above Dubai Maritime City: Waterfront Offices — Prices & Payment Plan

If you’ve been waiting for a statement office address on the water—the kind that signals ambition before you even step inside—31 Above is the one to watch. It’s a 31-storey commercial tower on its own island in Dubai Maritime City (DMC), planned for Q1 2029 handover. Inventory is tight (only 116 offices, 4 per floor) and early placements are moving on EOIs rather than public releases, which says a lot about demand at this end of the market.

Average pricing guidance being circulated is AED 3,400–3,500 per sq ft, positioned for premium waterfront offices with skyline and sea aspects. Launch communications and portal summaries also confirm the 50/50 payment structure and EOIs at AED 100,000 per unit or AED 400,000 per full floor. The project launch timing falls in November 2025, aligning with fresh press activity.

Small aside: I like that it’s four units per plate—cleaner circulation, fewer neighbors, and usually better corner exposure for client-facing rooms. The upper plates with terraces are a nice touch too.

Snapshot & Key Facts

Location & Connectivity

Dubai Maritime City is a purpose-built waterfront district bridging old-Dubai trade heritage and new-Dubai business flows—tucked between Port Rashid / cruise terminals and the Jumeirah coastline, with fast access toward Downtown, DIFC, SZR, and DXB. For many occupiers that blend client hospitality with executive presence, the micro-location hits a practical sweet spot: central enough for leadership and banking meetings; scenic enough to impress visiting partners. Recent launch communications emphasize the waterfront island setting within DMC.

If you’re mapping it, drop the pin in the DMC business spine (tower coordinates are typically shared post-permit; for now, use the DMC HQ vicinity while sales releases firm up). Expect straightforward approach routes via Sheikh Rashid Rd and Jumeirah St arteries, plus quick connections into the historic creekfront for hospitality and events. (Drive-times naturally vary by day and time—peak coastal traffic can stretch what looks like a short hop on the map.)

Related reading: the broader growth logic sits inside Dubai’s long-horizon planning—see [Dubai 2040 Master Plan] for how waterfront commercial and mixed-use nodes are being prioritized.

Floor Plates, Sizes & Views

Here’s where 31 Above gets interesting. The standard plate divides into four offices with efficient cores and select balconies/terraces on upper levels. The sample upper plate (floors 24–31) shows an overall internal c. 11,455 sq ft with c. 1,030 sq ft external, totaling ~12,485 sq ft. Typical upper-level units:

• Unit 01: ~3,595 sq ft internal + 257 sq ft external → 3,852 sq ft total

• Unit 02: ~2,232 + 257 → 2,490 sq ft

• Unit 03: ~1,931 + 258 → 2,189 sq ft

• Unit 04: ~3,697 + 257 → 3,955 sq ft

On mid-rise floors (e.g., 11–14), the overall plate is illustrated at ~10,661 sq ft internal + ~1,030 sq ft external = ~11,691 sq ft total; unit totals vary accordingly, with certain levels presenting larger terraces (nice for executive breakout zones or private outdoor meeting nooks).

Download 31 Above Brochure

Orientation & views are called out in the brochure overlays—Dubai skyline, Arabian Gulf, Marina/Promenade, and a commercial highline—which helps when shortlisting floors for client-facing frontage vs. back-of-house depth. If your brand cares about boardroom backdrops, the higher zones with terraces are likely the safest bet.

Quick thought: shell-and-core lets you design to spec (acoustics, meeting densities, tech floor, pantry placement). It also means you control the client journey from elevator lobby to boardroom. Some teams love that; others prefer fitted. Here, the blank canvas is the feature.

Why four units per floor matters

With four units per plate, most tenants effectively get double-aspect potential and cleaner lift-lobby sightlines, reducing the usual compromises of deeper, chopped-up floors. It’s a subtle thing, but it shows up later in space-planning efficiency (the difference between a cramped 8-seat room and a comfortable 10–12 with daylight). Official and portal briefs consistently highlight the “four offices per floor / 116 units” design.

Price, EOI & availability (quick take)

• Guide PPSF: AED 3,400–3,500

• EOI: AED 100,000 per unit / AED 400,000 per full floor

• Release cadence: early allocations via signed EOI + cleared funds (typical in premium launches with limited plates).

• Handover: Q1 2029 with 50% on completion as per payment schedule.

If you’re weighing timing, note that press wires dated November 6, 2025 mark the commercial expansion narrative; that’s usually the moment to advance EOI if you want upper-zone, view-led plates before they’re picked over.

Links you may want next

Off-Plan Properties — browse launch-stage assets similar to 31 Above

Book a Private Consultation — request price lists, plate options, and floor availability

Amenities & On-Site Ecosystem

This isn’t a “stack ’em high, sell ’em fast” office block. The concept leans heavily into executive presence + wellness + client hospitality—the mix you actually feel on a day-to-day basis.

• Triple-height arrival (c. 7.5m) with a concierge-style lobby that reads more hospitality than corporate. Great first impression, especially if your brand hosts visitors or board meetings often.

• Business lounge & meeting suites designed for informal catch-ups and overflow rooms—useful for teams that entertain clients or run frequent workshops.

• Fitness & wellness on site—think gym, yoga/pilates, and indoor-outdoor breakout pockets—so your team isn’t stuck in lifts finding a treadmill. It’s a small thing that compounds over years.

• Curated ground-level retail/café potential (and landscaped podium terraces) that make informal meetings easier—without hopping in a car.

Minor aside: I like when wellness isn’t tacked on. Here, it looks integrated into the podium and amenity decks, which usually means people actually use it—lunchtime resets, walking one-on-ones, quick phone-call laps.

Parking & access (practical notes). Dedicated parking allocations are expected at the typical Grade-A ratio for premium towers; exact ratios are usually confirmed at reservation/S&P stage. If your use-case depends on high visitor traffic, plan for valet/visitor bays + ride-hail drop-offs during peak hours. (Parking specifics: TBC in the formal release.)

Payment Plan (dates & percentages)

The staged schedule is straightforward and front-light: smaller 5% tranches across construction, then 50% on completion at Q1 2029. This structure can help cash-flow planning (capex reserved for fit-out closer to handover).

How that “feels” in practice. If you’re acquiring a quarter/half/full floor, those 5% tranches are predictable diary reminders rather than chunky outflows—useful for treasury planning. The 50% on completion also aligns with the typical timing of fit-out deposits, MEP design, and procurement, so many buyers time financing or retained earnings accordingly. Third-party portals and launch briefs echo the 50/50 shape and Q1 2029 timeline.

Tip: If you intend to consolidate multiple adjacent units into a larger plate, flag this at EOI—the stack planning team can often steer you toward floors with easier demising lines.

Cost of Buying (DLD, Oqood, VAT & typical extras)

Below is a working estimate of headline government and transaction costs for commercial off-plan in Dubai. Some developers run promotions (e.g., partial DLD support), so always confirm on your reservation form and S&P. Where figures vary by case, we mark TBC.

Two important compliance notes (commercial):

1. UAE VAT applies to commercial property. For many corporate buyers, input VAT is recoverable if you’re VAT-registered and using the asset for taxable supplies—confirm with your tax advisor and ensure your TRN is on contracts/invoices.

2. Off-plan = Oqood registration. Some materials loosely call the 4% “Oqood;” practically, you’ll complete off-plan registration via Oqood and settle the DLD 4% + fixed admin at the trustee office or via approved channels. Double-check whether any developer incentives offset part of these costs.

Quick affordability lenses (because numbers drive decisions)

• Cash-flow shape: Front 20% in year one (booking + 1 month), then six × 5% over 2026–2028, and 50% at handover (often aligned with financing drawdown and fit-out timelines).

• PPSF guidance: AED 3,400–3,500 (market guidance today). For budgeting, multiply by your target net saleable area (include terrace if priced).

• Transaction friction: For quick mental math, add ~4% DLD, 5% VAT (commercial), and incidental admin/trustee to your base price. Promotions can soften this.

(Optional) Financing & structure, briefly

Commercial finance is available in Dubai, but underwriting can be more document-heavy than residential. If you intend to fund the 50% on completion with debt, start early (term sheets, valuation, DSCR). Also consider SPV vs. operating-company ownership for VAT recovery and accounting. (If you need a structured view, see:)

Investment View: What Could Drive Returns (and What Could Get in the Way)

The Thesis (short version). 31 Above combines waterfront scarcity, a destination-grade address in Dubai Maritime City, and a clean 50/50 payment shape culminating at Q1 2029. For owner-occupiers, the proposition is prestige + control over fit-out + recruiting/brand impact. For investors, the core bet is on continued absorption of premium offices and rental growth for view-led, Grade-A waterfront stock.

Demand drivers to watch

• Waterfront commercial is limited. Most prime waterfront strips in Dubai skew residential or hospitality. A trophy-feel office with terraces and skyline/Gulf aspects is, frankly, rare. Scarcity usually supports both rental resilience and exit liquidity over time.

• D33 & long-horizon planning. The city’s growth programs (and ongoing cruise/port, heritage, and tourism reinvestment around Port Rashid/Mina Rashid) keep this pocket on the map for executive-facing HQs and professional services.

• Space quality + efficiency. Four units per typical plate, shell-and-core control, and outdoor spill-over areas are tangible value-adds for leadership teams and client-heavy businesses.

• Corporate brand logic. For many firms, the marginal cost difference vs. a non-view plate is offset by BD impact, talent magnetism, and client experience (boardroom views, outdoor breakout, hospitality walkability).

Risks & what to price in

• Lease-up risk (for investors): underwriting should be conservative until the service-charge line and parking ratios are finalized and the sub-market’s post-handover achieved rents are observable.

• Fit-out capex & timeline. Shell-and-core is a plus for customization but requires capital and time; MEP design, procurement, and approvals can push schedules if not planned early.

• Interest-rate / financing paths: the large 50% on completion concentrates financing/treasury actions at handover—fine if planned, painful if not.

• Execution risk (delivery/permits, final specs, bridge/promenade access cadence). Keep contingencies and insist on documented specs at S&P.

A small, honest note: even great waterfront projects need a couple of real, lived-in case studies before rents stabilize at their “natural” level. Smart investors give themselves runway for that stabilization year.

Comparables (for context, not equivalence)

Why these? They help triangulate tenant expectations, amenity standards, and brand positioning. 31 Above’s island + promenade composition leans more resort-executive than CBD-corporate—use that when crafting your leasing narrative.

Who Should Buy

• Owner-Occupier HQs / SMEs. If you host clients, pitch, or recruit senior talent, the arrival, views, and terraces are not just nice-to-haves—they’re an operating advantage.

• Family Offices & Boutique Funds. Trophy-style floor (or half/quarter plate) in a waterfront new-build is a credible, long-hold wealth asset, with utility for internal teams.

• Co-working / Flex Operators. Four-per-plate logic plus outdoor spill-over is a good canvas for premium, meeting-heavy flex.

• Global Investors (Core-Plus). If you’re underwriting line-by-line cash flow, anchor your model on conservative rent/voids and keep fit-out incentives realistic.

If you’re deciding between a pure CBD location and 31 Above, the question is: Is your brand better served by a high-energy, city-core address—or by a waterfront executive destination with a hospitality tilt? Different truths for different teams.

FAQs (People Also Ask-style)

1) What’s the guide price for 31 Above?
Current guidance is AED 3,400–3,500 per sq ft (subject to final release, stack, and views). Always confirm the latest availability and price list.

2) What’s the payment plan?
Front-lighted 10% + 10% (booking/1 month), six × 5% stage payments across 2026–2028, and 50% on completion (Q1 2029).

3) When is handover?
Target Q1 2029.

4) What sizes are available?
Indicative ~2,200–4,500 sq ft per unit, typically four units per floor, with terraces on select levels. Full-floor options exist (EOI dependent).

5) Is it shell-and-core or fitted?
Shell-and-core (customize your plan, acoustics, and finishes).

6) Are service charges known?
TBC (commercial). Budget prudently; confirm at S&P.

7) RERA project number and escrow bank?
TBC—verify via official paperwork at reservation and S&P.

8) Can I buy multiple adjacent units to create a larger plate?
Yes, subject to stack planning and availability. Flag this intent at EOI.

9) Parking ratios and visitor parking?
To be confirmed in formal releases. Expect allocated bays plus visitor/valet logic; check final ratios.

10) Can I lease or sub-lease the office after purchase?
Commercial leasing is generally permissible subject to lease laws, building bylaws, and owners’ association rules. Confirm conditions and any fit-out approvals.

11) What other costs should I account for besides the base price?
Plan for 4% DLD, trustee/admin, VAT (5% on commercial), agency fee (if applicable), and fit-out.

12) Is this good for investment or better for owner-occupiers?
It can work for both. For investors, underwrite conservatively until service charges and achieved rents in the building are visible; for owner-occupiers, the brand and client experience benefits are immediate.

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