XL Tower is a circular 25-storey tower on Marasi Drive in Business Bay developed by DAMAC, with offices on the upper floors. This page covers its commercial office units only: what is on offer, what offices are asking, what they cost to own and what to check before you buy or rent.
Overview
Offices in XL Tower
- Shared, shell-and-core and fitted offices, with sale units of 964 to 1,367 sq ft.
- 5 parking levels (3 podium and 2 basement).
- 4 high-speed lifts, 24-hour security, rooftop pool and gym.
Browse current offices for rent or read our guide to buying an office in Dubai.
Office prices and rents
| Sale, asking | AED 2,100,000 for a fully fitted 1,101 sq ft office, shown as AED 1,907 per sq ft, rented until October 2026. Property Finder, 2026 |
|---|---|
| Rent, asking | AED 150,400 a year for a 941 sq ft unfurnished fitted open-space office, about AED 160 per sq ft (calculated). Dubizzle, August 2026 |
| Sale, range | About AED 930k to AED 3.9M. Bayut building page, undated |
| Rent, range | About AED 45k to AED 220k. The period is not stated. Bayut building page, undated |
Asking prices and rents are not transactions. They vary with size, floor, view and fit-out, and the sources were published at different dates. Where a source does not state the date or the rent period, the figure is shown as published.
Office Service Charges & Ownership Costs
This section covers XL Tower service charges for commercial office units only: the office service charge per sq ft, annual maintenance fees and the wider cost of owning an office in XL Tower.
Dubai Land Department publishes approved service charges by project, use and year in the RERA Service Charge Index (Mollak). The index sits behind a login, and we have not confirmed the XL Tower office rate from it, from an owners’ association statement or from a verified invoice.
| Latest verified annual office service charge | Not independently verified. |
|---|---|
| Published figure (not verified by us) | None found for office units. |
| Previous years and percentage changes | Not available. |
| Estimated service charge per sq ft | Not available. No office service charge figure has been published for this tower, so no estimate is given. |
| What the charge includes | Not verified. Ask the seller or landlord for the owners’ association statement for the exact unit. |
| Cooling or chiller charges | Not verified. Confirm in writing whether cooling is inside the service charge or billed separately by consumption. |
| Separately billed expenses | Not verified. Ask whether parking, cooling consumption, utilities or insurance are billed on top of the service charge. |
| VAT treatment | Not verified for service charges. Ask the seller to show the latest invoice, with VAT shown separately. |
Units in the same building do not necessarily carry the same charge, and the chargeable area can differ from the advertised size. Before you commit, ask for the latest Mollak statement or invoice for the specific unit and check that the building, the year, the office category and the area basis all match.
Building and design
| Completed | 2008 |
|---|---|
| Storeys | 25 |
| Height | About 115 m |
| Developer | DAMAC Properties |
Location
| Area | Business Bay, Dubai |
|---|---|
| Street | Marasi Drive |
| Business Bay Metro | Red Line, about 12 minutes on foot or 5 minutes by car (Bayut) |
| Neighbours | Cheddar Cheese Tower and Belhab Tower |
Why consider it, and what to check
In its favour
- Smaller offices at lower price points
- Circular design
- Pool and gym
Check before you commit
- The verified office service charge, which was not found
- Which listing figures include fit-out
- Whether the unit is rented, as one sale listing is
Frequently asked questions
What is XL Tower?
XL Tower is a circular 25-storey tower on Marasi Drive in Business Bay, developed by DAMAC and completed in 2008.
Where is XL Tower located?
In Business Bay, Marasi Drive.
What is the service charge for an office in XL Tower?
The current office service charge for XL Tower is not independently verified. See the service charges section above and ask for the latest statement or invoice for the exact unit.
How do service charges affect the rental yield of an office in XL Tower?
An owner who bears the service charge deducts it from rental income, so net yield is lower than gross yield. If the lease makes the tenant pay it separately, it is not deducted from the owner’s income.
Sources
Facts on this page come from the sources below, checked October 2026. Where sources disagree, the page says so.
Looking at an office in XL Tower?
Mazen Alzoubi specializes in commercial offices: rentals, sales and off-plan sales in Downtown Dubai, Business Bay and across Dubai, helping clients secure high-performing assets at the best terms. Ask Mazen Alzoubi, eXp Realty Dubai (RERA BRN 76380), about availability, layouts and viewings.
Call +971 50 438 0503WhatsApp MazenContact usWork out the full cost first with our Dubai office budget calculator or compare other commercial office towers.