District 11 by Al Marwan — Commercial Off-Plan Offices in Muwaileh (Sharjah)
Explore District 11 by Al Marwan in Muwaileh, Sharjah — AI-planned commercial precinct with offices & retail. Verify project registration via Sharjah authorities. Visit Dubai Office Finder for comparisons.
District 11 by Al Marwan — Commercial Off-Plan Offices in Muwaileh, Sharjah
Introduction
District 11 by Al Marwan is a landmark AI-planned commercial precinct in Muwaileh (Sharjah). Designed as a 3 million sq ft development of 11 distinct buildings, it will feature offices, retail, and lifestyle-driven business amenities. This project aims to provide affordable ownership in a strategically connected hub with proximity to Sharjah International Airport, University City, and Sheikh Mohammed bin Zayed Road.
Developer: Al Marwan Real Estate Group
Al Marwan is the developer behind District 11, bringing decades of regional construction and real estate expertise. The developer highlights AI-driven masterplanning, walkability, and placemaking as key differentiators.
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Location: Muwaileh, Sharjah
Key Location Advantages
- Direct access to Sheikh Mohammed bin Zayed Road (E311).
- 10 minutes from Sharjah International Airport.
- 5 minutes from University City and Al Zahia.
- 20 minutes to Downtown Dubai via SMBZ Road.
Project Highlights
| Feature | Details |
|---|---|
| Developer | Al Marwan Real Estate Group |
| Masterplan Size | 3 million sq ft |
| Buildings | 11 commercial towers |
| Unit Mix | Offices + Retail |
| Office Sizes | 1,100–1,500 sq ft (average); larger multi-plates available |
| Starting Price | AED 1.7M for mid-size offices (market listings) |
| Delivery | 2028 |
Pricing & Market Signals
| Unit Size | Approx. Market Price | PSF Estimate | Notes |
|---|---|---|---|
| 1,100 sq ft | AED 1.7M–1.9M | AED 1,545–1,725 | Typical small office |
| 1,500 sq ft | AED 2.3M–2.6M | AED 1,533–1,733 | Popular investor entry |
| 3,000+ sq ft | AED 4.8M+ | AED 1,600+ | For corporates / HQs |
Payment Plan Options
| Stage | % Due | Notes |
|---|---|---|
| Booking | 10–20% | Paid at reservation |
| During Construction | 50–60% | Linked to milestones |
| On Handover | 20–30% | Balance payment |
⚠️ Always verify SPA payment ladder with Al Marwan before committing.
Amenities & Smart Features
- AI-planned masterplan for walkability and efficiency.
- Street-facing retail with F&B integration.
- Business lounges & meeting spaces.
- Ample parking & 24/7 security.
- Sustainable design elements for long-term efficiency.
Why Invest in District 11 by Al Marwan?
- Affordable Entry – Lower PSF than Dubai’s CBDs.
- Growth Location – Muwaileh is fast-developing with strong demand drivers.
- Mixed-Use Advantage – Offices + retail boost vibrancy and rental appeal.
- Future-Proof Design – AI-driven planning ensures long-term value.
- Strong Market Fundamentals – Limited Grade-A supply in Sharjah, rising occupier demand.
ROI Potential
| Metric | Conservative Case | Upside Case |
|---|---|---|
| Entry PSF | AED 1,650 | AED 1,500 |
| Rent PSF (net) | AED 95 | AED 115 |
| Gross Yield | 6.5% | 8.0% |
| Net Yield (post-fit-out & charges) | 5.5% | 7.0% |
Comparison: District 11 vs Other Commercial Nodes
| Project | Location | Completion | PSF (Market) | USP |
|---|---|---|---|---|
| District 11 (Al Marwan) | Muwaileh, Sharjah | Late 2020s | AED 1,500–1,700 | AI-planned, affordable entry |
| Business Bay Grade-A | Dubai | 2026–2028 | AED 3,200–4,000 | Canal-front, CBD prestige |
| DIFC Offices | Dubai | Existing / 2027+ | AED 4,500–6,000 | Financial Free Zone, premium tenants |
ue Diligence for Investors
- Verify project registration & escrow via Sharjah Real Estate Registration Department and Sharjah Municipality portals.
- Request Al Marwan’s official SPA, price list & service charge estimates.
- Model ROI using conservative rent assumptions.
- Factor in fit-out CAPEX (delivered shell & core).
- Review exit liquidity for strata offices in Sharjah.
FAQs
Q1. Who is the developer of District 11?
A1. Al Marwan Real Estate Group.
Q2. Where is it located?
A2. In Muwaileh (Sharjah), on Sheikh Mohammed bin Zayed Road.
Q3. What unit sizes are available?
A3. Offices range from ~1,100 sq ft to larger multi-plate floors.
Q4. What is the starting price?
A4. Active listings show offices from ~AED 1.7M for ~1,100 sq ft units.
Q5. What is the payment plan?
A5. Typically 10–20% booking, 50–60% construction-linked, 20–30% on handover.
Q6. How do I verify the project?
A6. Use the Sharjah Real Estate Registration Department and Sharjah Municipality portals for project registration and status.
Conclusion
District 11 by Al Marwan represents one of the most ambitious commercial masterplans in Sharjah, offering modern offices at competitive prices in a rapidly growing location. With AI-driven planning, integrated retail, and strong connectivity, it provides an attractive alternative to Dubai’s high-cost CBDs.
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