The Opus by Omniyat is a Zaha Hadid designed mixed-use building on Marasi Drive in Business Bay. 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
Some sources count 21 storeys. The exact number of office units has not been published.
Offices in The Opus
Offices sit on the mid-section floors, between the hotel podium below and the residences above. Listings show three kinds of unit, and it helps to know which one you are comparing.
Fitted offices
Ready to use. Bayut shows fitted offices for sale from 2,710 to 3,159 sq ft.
Shell and core
Unfinished space you fit out yourself. Bayut shows shell-and-core rents of AED 156k to AED 655k a year for 2,100 to 6,559 sq ft.
Half and full floors
A listed half floor is 9,824 sq ft and a full floor about 18,459 sq ft, offered for sale and for rent.
The tower has been marketed to finance, creative and boutique firms. Browse current offices for rent or read our guide to buying an office in Dubai.
Office prices and rents
| Sale, asking | AED 24,000,000 for a 3,140 sq ft fitted office, AED 7,643 per sq ft. Cushman & Wakefield, listing L-143203 |
|---|---|
| Sale, asking | AED 24,699,999 for a fully fitted 2,916 sq ft office, about AED 8,470 per sq ft (calculated). Dubizzle, July 2026 |
| Sale, average | AED 4,587 per sq ft, up to AED 9,000 depending on size, view and fit-out. Engel & Völkers, December 2025 |
| Sale, recorded | AED 20.2M for a single office at AED 7,040 per sq ft, September 2024. Gulf News |
| Rent, average | AED 276 per sq ft a year for Grade A offices. Engel & Völkers, December 2025 |
| Rent, asking | Around AED 382k a year for a fitted 3,061 to 3,100 sq ft office, about AED 123 to 125 per sq ft (calculated). Bayut building page |
Asking prices are not transactions. They vary widely with size, floor, view and fit-out, and the sources above were published at different dates. Only the Gulf News figure is a recorded sale.
Office Service Charges & Ownership Costs
This section covers The Opus Business Bay service charges for commercial office units only: the office service charge per sq ft, annual maintenance fees, the wider cost of owning an office in The Opus and what they do to office rental yield after service charges. Residential, hotel and retail charges in the building are excluded.
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 been able to confirm The Opus office rate from it, nor from an owners’ association statement or a verified invoice. Third-party tables that list a per-sq-ft figure for The Opus appear to describe residential apartments, so we have not used them for offices.
| Latest verified annual office service charge | Not independently verified. |
|---|---|
| Advertised estimate (not an approved rate) | AED 23.74 per sq ft, shown on one fully fitted 2,916 sq ft office listed for sale on Dubizzle in July 2026 at AED 24,699,999. The listing does not state the year or the chargeable-area basis. On that unit it works out at about AED 69,226 a year (2,916 × 23.74). |
| Previous years and percentage changes | Not available. No office-category history for this building has been published or verified. |
| Typical annual charge for an office | Use the calculator below with your unit’s confirmed rate and chargeable area. We do not publish a typical figure we cannot source. |
| 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. One rental listing in the building advertises a free chiller, but whether cooling sits inside the service charge or is billed separately by consumption must be confirmed in writing. |
| 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.
Office service charge calculator
Annual service charge = chargeable area × service charge per sq ft. The prefilled rate is the advertised estimate above, not a verified rate, and the area is an example. Replace both with your unit’s confirmed figures. Illustration only: 3,000 sq ft at AED 30 per sq ft would be AED 90,000 a year, or AED 7,500 a month. That example is not an actual Opus charge.
Office rental yield after service charges
Uses the area and service charge rate from the calculator above. Net operating income = rent − owner-paid service charge − other operating expenses. Gross yield = rent ÷ price. Net yield = net operating income ÷ price. Service charge is usually included in the rent in Dubai commercial leases, which means the owner bears it. Example values are for illustration; other operating expenses default to zero because no verified figure exists.
Worked example, illustrative. Engel & Völkers’ December 2025 guide to the building reports an average office sale price of AED 4,587 per sq ft and an average Grade A lease rate of AED 276 per sq ft a year. For 1,000 sq ft that is a price of AED 4,587,000 and rent of AED 276,000, a gross yield of 6.02%. With the advertised AED 23.74 service charge paid by the owner (AED 23,740), net operating income is AED 252,260 and the net yield is 5.50%, before any other operating cost. Asking prices differ widely by unit: a 3,140 sq ft fitted office is advertised at AED 7,643 per sq ft by Cushman & Wakefield, which would give a lower yield at the same rent.
Sources: Dubizzle office listing, July 2026; Engel & Völkers The Opus guide; Cushman & Wakefield listing L-143203; Dubai Land Department service charge index. Checked October 2026.
Building and design
| Concept | Revealed May 2007 at the British Museum, London |
|---|---|
| Construction | Started May 2008, paused 2009 to 2010 |
| Completion | October 2017 |
| Offices | Handed over in 2018 |
| Hotel | ME Dubai opened February 2020 |
| Project value | AED 618,995,000 |
| Concept | “A cube eroded by a void”, solid by day and glowing at night |
|---|---|
| Façade | Double-curved reflective glass with individually designed panels |
| Bridge | About 38 m long and 26 m wide, 71 m above ground |
| Developer | Omniyat Properties (Omniyat Properties Six Ltd) |
| Master developer | Dubai Properties Group |
| Parking | 6 basement levels for parking and services |
The building is mixed-use. Besides the offices it holds the 93-room ME Dubai hotel, 98 serviced residences, restaurants and retail. Offices occupy the mid-section floors, with the hotel in the podium and the residences above. Those uses are not covered on this page.
Location
| Address | 5 to 7 Al A’amal Street, Marasi Drive, Business Bay, Dubai |
|---|---|
| Nearby | Close to Sheikh Zayed Road and Downtown Dubai |
| Makani | 25394 87003 and 25319 86971 |
| Plot number | 3460569 |
| Municipality number | Available through the Dubai Land Department inquiry service |
Why consider it, and what to check
In its favour
- Zaha Hadid design recognised internationally
- Marasi Drive address in Business Bay, near Sheikh Zayed Road and Downtown
- Fitted, shell-and-core, half-floor and full-floor options
- A recorded sale at AED 7,040 per sq ft in September 2024
Check before you commit
- The verified office service charge and what it covers
- The chargeable area compared with the advertised size
- Whether cooling is inside the service charge or billed separately
- The fit-out condition and what is included in the price
Frequently asked questions
What is The Opus in Business Bay?
The Opus is a Zaha Hadid designed mixed-use tower in Business Bay, developed by Omniyat. Its mid-section floors hold fitted, shell-and-core and full-floor offices. This page covers the offices only.
When was The Opus completed?
Construction started in 2008 and the building was completed in October 2017. Offices were handed over in 2018 and the ME Dubai hotel opened in February 2020.
How many floors does The Opus have?
22 storeys above ground plus 6 basement levels for parking and services. Some sources count 21 storeys.
How many office units are in The Opus?
The total has not been publicly disclosed. Listings show office sizes from 2,100 sq ft to about 18,459 sq ft, including half and full floors.
What is the sale price per sq ft for an office in The Opus?
It varies widely. Engel & Völkers reported an average of AED 4,587 per sq ft in December 2025, while individual fitted offices are advertised at about AED 7,600 to 8,500 per sq ft. A single office sold for AED 7,040 per sq ft in September 2024. See the prices table above for sources.
What is the rent per sq ft for an office in The Opus?
Engel & Völkers reported an average Grade A lease rate of AED 276 per sq ft a year in December 2025. A fitted office of about 3,100 sq ft is advertised on Bayut at around AED 382k a year, so asking rents differ by unit.
What is the service charge for an office in The Opus?
The current office service charge is not independently verified. One advertised office listing shows AED 23.74 per sq ft, which is an advertised estimate and not an approved rate. 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 The Opus?
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. Use the yield calculator in the service charges section with your own price, rent and confirmed service charge.
Where is The Opus located?
On Al A’amal Street (Marasi Drive) in Business Bay, close to Sheikh Zayed Road and Downtown Dubai.
Looking at an office in The Opus?
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, compare other commercial office towers or follow Mazen Alzoubi on Instagram.
