Emaar Square Building 3 is an office building in the Emaar Square complex in Downtown Dubai, with fitted offices from 2,550 to 8,645 sq ft listed by Bayut. This page covers its commercial office units only: sizes, parking, the published service charge and what to check.
Overview
Offices in Emaar Square Building 3
Bayut lists fully fitted offices from 2,550 to 8,645 sq ft here, with floor-to-ceiling windows, meeting rooms and pantries in some units. Parking is allotted at one space per 500 sq ft of unit area in a secure covered basement.
Front desk
24-hour front desk and a high-end lobby.
Parking
Secure covered basement parking, one space per 500 sq ft.
Meeting rooms
Meeting rooms and pantries in some units.
Browse current offices for rent or read our guide to buying an office in Dubai.
Office prices and rents
| Sale, asking | No building-level figure found. |
|---|---|
| Rent, asking | No building-level figure found. |
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 Emaar Square Building 3 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 Emaar Square Building 3.
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 Emaar Square Building 3 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) | AED 25.89 per sq ft on Bayut: services 4.68, maintenance 6.64, utilities 6.83, management 2.16, insurance 0.78, master community 3.30, reserve 1.50. Bayut does not label it approved or invoiced, and says it is subject to change. |
| Previous years and percentage changes | Not available. |
| Estimated service charge per sq ft | AED 25.89 per sq ft per year. This is an estimate based on the published figure above. Not independently verified. |
| What the charge includes | Bayut’s breakdown includes utilities, so it is not comparable with a charge that excludes them. Confirm with the owners’ association. |
| Cooling or chiller charges | Utilities are inside the published total. Ask what is billed separately. |
| 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
| Storeys | 9 per Bayut (the other Emaar Square pages say 8) |
|---|---|
| Developer | Emaar Properties (complex level) |
| Amenities | 24-hour front desk, meeting rooms, floor-to-ceiling windows |
| Parking | Secure covered basement |
Location
| Address | Emaar Square, Downtown Dubai, off Sheikh Zayed Road (E11), opposite Al Wasl and next to Business Bay (Cushman & Wakefield) |
|---|---|
| Al Khail Metro | About 8 minutes by car (Bayut, complex level) |
| Neighbours | The other five Emaar Square buildings share the same landscaped courtyard and walkways |
Why consider it, and what to check
In its favour
- Part of a six-building office complex with ground-floor cafes and retail
- Basement parking and 24-hour security
- Low-rise buildings with large floor plates
Check before you commit
- The verified office service charge and what it includes
- Whether the unit is shell and core, fitted or furnished
- How many parking spaces come with the unit
- Completion dates differ between sources, so ask for the title or Oqood details
Frequently asked questions
What is Emaar Square Building 3?
Emaar Square Building 3 is an office building in the Emaar Square complex in Downtown Dubai, with fitted offices from 2,550 to 8,645 sq ft.
Where is Emaar Square Building 3 located?
In Emaar Square, Downtown Dubai, off Sheikh Zayed Road (E11), next to Business Bay.
What is the service charge for an office in Emaar Square Building 3?
The current office service charge for Emaar Square Building 3 is not independently verified. A published figure of AED 25.89 per sq ft exists, but we have not confirmed it as an approved rate or invoice. 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 Emaar Square Building 3?
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 Emaar Square Building 3?
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.