- time horizon
- long-term
- risk assessment
- level
- low
- explanation
- High scarcity (commercial waterfront), Tier-1 Developer (Omniyat/Beyond), and massive government infrastructure backing.
- market expertise
- The 'Center of Gravity' in Dubai is shifting. With Downtown and DIFC becoming saturated and expensive, businesses are looking for high-quality, accessible alternatives. DMC, with its ISO-certified maritime cluster and freezone benefits, is the logical next step for expansion.
- investment insights
- insight
- First and only commercial tower launched in the new phase. Less than 5% of Dubai offices have direct sea views.
- category
- Scarcity
- insight
- AED 5.3 Billion government spend on Al Shindagha Corridor ensures long-term accessibility and value growth.
- category
- Infrastructure
- insight
- Omniyat is the 'Apple' of real estate. Their commercial assets (The Opus, One by Omniyat) command the highest rents in Business Bay.
- category
- Developer
- insight
- Terraces on every floor is a post-pandemic design necessity. This 'Resort Office' concept attracts premium tenants.
- category
- Design
- personal experience
- I have stood on a lot of sand in this city. And I have learned that the sand you buy today determines the skyscraper you own tomorrow."
In my 10 years in Dubai real estate, having transacted over AED 550 million and studied the market’s history back to the 1960s, I have developed a sixth sense for "The Shift." The Shift is that specific moment when a location transitions from being overlooked to being oversubscribed. I saw it happen in Business Bay in 2015. I saw it happen in Dubai Hills Estate in 2017. And today, I am seeing the exact same indicators in Dubai Maritime City (DMC).
When I first drove out to the Jumeirah Peninsula site for 31 Above, I’ll be honest I had the same reservations many of my clients initially have. "It’s near the dry docks," I thought. "Is it going to be noisy? Is it going to feel industrial?"
But the moment I crossed the causeway, my perspective shifted entirely.
The "Quiet" Revelation
first thing that struck me was the silence. There is a massive misconception in the market that because DMC is near a working port, it must be loud and gritty. Standing on the plot of 31 Above, looking out towards the open sea, I realized how disconnected the residential and commercial peninsula is from the industrial precinct.
The zoning here is masterful. The dry docks are separated, strictly regulated (ISO 14001 certified), and quiet. What you are left with on the peninsula is pure, unadulterated ocean frontage. I stood there for twenty minutes, just watching the waves hit the breakwater, with the Queen Elizabeth 2 (QE2) floating majestically to my right and the Burj Khalifa piercing the skyline to my left. It felt like an island sanctuary, yet I was only a 12-minute drive from Sheikh Zayed Road. That duality seclusion and connectivity is the rarest commodity in Dubai real estate.
The Omniyat Factor: Lessons from The Opus
My confidence in this project isn't just about the land; it’s about the partner. I have a long history of selling Omniyat projects. I remember when they launched The Opus by Zaha Hadid in Business Bay. At the time, Business Bay was a construction site. Investors were skeptical. "Why pay a premium for this location?" they asked.
Fast forward to today. Business Bay is the commercial heart of the city, and The Opus is its crown jewel. The investors I guided into The Opus didn't just buy an office; they bought a landmark. They are achieving some of the highest rental yields per square foot in the entire city because tenants pay for prestige.
With Beyond (Omniyat’s new division), I see history repeating itself, but with a twist. Beyond is bringing that same "Opus-level" engineering and design philosophy to a wider market. When I reviewed the floor plans for 31 Above, I didn't see the cost-cutting measures you usually see in "market-entry" products.
I saw 3.2-meter ceiling heights.
I saw terraces on every single floor.
I saw a triple-height lobby that looks like a Mandarin Oriental hotel.
This is Omniyat saying, "We are not lowering our standards; we are just expanding our reach." As an advisor, this gives me immense confidence. I know that in 5 years, when this tower is handed over, the build quality will still be pristine. That is what protects your resale value.
The Commercial Void: What My Clients Are Telling Me
The decision to recommend 31 Above is also driven by the pain points I hear from my clients every single day. I work with business owners, CEOs, and family offices who are desperate for high-quality office space.
The conversation usually goes like this:
"Ali, I need a modern office. I don't want to be in a glass box in JLT with traffic. I can't afford the crazy premiums of DIFC Gate Village. And I want my team to be happy coming to work."
Until now, I had nowhere to send them.
The market is saturated with old, inefficient stock or overpriced luxury with no parking.
31 Above is the solution to this specific gap. It is the first "Resort for Work." I imagine the future tenant here: a tech firm, a creative agency, or a boutique consultancy. They don't want a cubicle farm. They want to hold their Monday morning briefing on a private terrace overlooking the ocean.
They want to take a client for lunch at the waterfront promenade downstairs. They want to walk across the bridge to the "Forest District" to clear their head.
Post-pandemic, the office isn't just a place to type emails; it’s a recruitment tool. Top talent will choose the company with the ocean view and the yoga deck over the company in the dark building near the highway. That is why I believe the rental demand for this tower will be astronomical.
The Infrastructure Play: The AED 5.3 Billion Guarantee
Finally, let’s talk about the boring part that makes the most money: Infrastructure.
I teach my investors the "Three Rules of Real Estate," and Rule #2 is Infrastructure Development.
The Dubai Government does not spend AED 5.3 Billion on the Al Shindagha Corridor without a massive strategic plan. I have driven the new Infinity Bridge. It is a masterpiece of engineering. It has completely uncorked the traffic flow between Deira, Bur Dubai, and the maritime coast.
By the time 31 Above hands over in late 2027, this road network will be fully mature. The "perceived distance" of Maritime City will vanish. It will be psychologically and physically integrated into the Downtown core.
My Verdict
I often tell my clients: "You make your money when you buy, not when you sell."
Buying in Downtown today is buying at the top of the curve. It’s safe, but the explosive growth is behind us.
Buying in Dubai Maritime City today is buying at the start of the curve. You are buying the First Commercial Tower in a master plan that is 11 million square feet large. You are buying before the retail mall opens, before the Dorchester hotel opens, and before the mass market realizes that this is the new "Jumeirah Extension."
I have helped 200+ investors build portfolios, and the ones who are wealthiest today are the ones who bought into the vision of a master plan while others were waiting for the "reality."
31 Above is not for the timid investor who needs to see a busy street today. It is for the visionary investor who understands that in 4 years, this will be the most coveted commercial address on the coast.
If I were building a commercial portfolio today, this would be my anchor asset. The numbers make sense, the developer is world-class, and the lifestyle is unmatched.
This is a buy.
- expected roi analysis
- "Residential real estate buys you comfort. Commercial real estate buys you freedom. Here is the financial logic behind 31 Above."
To understand the Return on Investment (ROI) potential of 31 Above, we must first acknowledge the current divergence in the Dubai property market. While the residential sector has seen massive growth, the Grade-A Commercial Sector is facing a critical undersupply.
Occupancy rates in prime business districts (DIFC, Downtown, Business Bay) are hovering above 92%, driving rental rates to record highs.
By investing in 31 Above, you are positioning yourself in a high-demand, low-supply asset class. Here is my professional projection based on current market data and the "Omniyat Premium."
1. PROJECTED RENTAL YIELDS: 8.5% – 10% (NET)
Unlike residential units, where landlords often bear the cost of service charges and maintenance, commercial leases in Dubai are shifting towards Triple Net Leases (NNN). This means the tenant (the company) covers the fit-out, the utilities, and often the service charges.
The Baseline: Standard commercial offices in Business Bay currently generate 6-7% net yields.
The 31 Above Advantage: Because this is a Waterfront Grade-A Asset with "Resort Amenities" (Valet, Gym, Terraces), it will command a significant premium.
The Comparables: Look at The Opus by Omniyat in Business Bay. It commands rents 30-40% higher than neighboring towers simply because of the brand and the quality. I project 31 Above will achieve similar dominance in the Maritime City district.
Target Rent: Conservatively, we are looking at rental rates of AED 250 – AED 300 per sq. ft. upon handover in 2027. On an entry price of roughly AED 3,000 per sq. ft., this translates to a Gross Yield of ~10%, netting out to a solid 8.5% - 9% after minor deductions.
2. CAPITAL APPRECIATION: 35% – 45% (by 2028)
This is where the "Regeneration Zone" factor comes into play. You are buying at today's "Construction Site" prices, but you will be selling (or re-valuing) at tomorrow's "Destination" prices.
The Entry Point: Current launch prices for 31 Above are estimated around AED 2,800 – AED 3,200 per sq. ft. (depending on floor/view).
The Value Gap: Comparable ready luxury commercial space in DIFC or prime Downtown trades upwards of AED 4,500 – AED 5,500 per sq. ft.
The Catalyst: By Q4 2027, three things will happen simultaneously:
The building completes.
The Al Shindagha Corridor infrastructure fully matures.
The surrounding residential community (The Bay, The Forest) comes to life.
The Result: As the district establishes itself as the "New Jumeirah Extension," I project the price per square foot to correct upwards to AED 4,000+. This represents a 35% to 45% growth on the asset value.
3. RETURN ON EQUITY (ROE): The Leverage Play
Smart investors look at ROE, not just ROI. Because of the 60/40 Payment Plan, your cash-on-cash return is amplified.
Scenario: You buy a Quarter Floor for AED 3,000,000.
Cash Invested (60%): AED 1,800,000 over the construction period.
On Handover: You finance the remaining 40% (AED 1.2M) via a commercial mortgage.
Outcome: If the property value increases by just 30% (to AED 3.9M) by handover, your profit is AED 900,000.
ROE: That represents a 50% Return on your Cash Invested (AED 900k profit on AED 1.8M cash), before you even collect your first rental cheque.
Ali Faizan's Conclusion:
"31 Above offers a defensive moat against market volatility. High-quality commercial tenants sign 3-5 year leases, providing stable, predictable cash flow that outperforms residential assets. Combined with the capital growth of the Maritime City regeneration, this is a double-digit return opportunity."
- personal recommendation
- I highly recommend 31 Above for investors looking to diversify their portfolio. Commercial real estate in Dubai is currently undersupplied, especially Grade-A waterfront stock. Buying the *first* office tower in a master plan by a developer like Omniyat is a textbook value-investing play.
- target investor profile
- Ideal for seasoned investors seeking high-yield rental assets (8%+) and business owners looking to secure a future HQ at today's prices.