Al Manara Tower is a commercial building in Business Bay, Dubai, developed by ETA Star Property Developers. The 35-storey property contains office and retail units and serves businesses looking for commercial space in a central part of Dubai. Its position near Sheikh Zayed Road makes it relevant to companies that need access to the city’s main business districts.
There are a variety of office layouts within the building, such as semi-fitted, fully fitted and shell and core. They fit a range of businesses that vary in their budgets, workspace needs and interior design ideas. Tenants and buyers should consider factors such as unit size, fit-out condition, parking facilities, service charges and property prices before selecting an office.
Building Overview
Al Manara Tower is a commercial building, not a residential apartment tower. It is primarily used for office space and retail on the street level for businesses. It is important in the context of Business Bay, where residential, commercial and mixed-use buildings occupy adjacent sites.
| Property detail | Information |
| Building name | Al Manara Tower |
| Area | Business Bay, Dubai |
| Property type | Commercial |
| Developer | ETA Star Property Developers LLC |
| Height | 35 floors, reported as ground plus 34 floors |
| Office units | 258, according to a commercial property directory |
| Retail units | 9, according to the same directory |
| Completion | Reported as 2011 or 2012, depending on the source |
The number of units and floors reported is from a property directory and is considered to be building information published at that time, not an accurate occupancy count. Also, the completion year varies from source to source, so don’t put one year as a definite completion year.
Location and Business District
Al Manara Tower is located in the commercial Business Bay area where the buildings are office towers, residential developments, hotels and retail outlets. The area is near Downtown Dubai and Dubai Water Canal, with the tower being part of a larger network of commercial and professional services.
Business Bay setting
Business Bay hosts businesses from a variety of industries, ranging from small businesses to larger organizations. Companies in Al Manara Tower can compare properties, service providers and meeting facilities in the immediate vicinity of the office, instead of just focusing on one office development.
Additionally, there are residential structures and hotels, adding to the character of the area as a mixed-use development. But not all offices are ideal for all businesses, even if they are located in the CBD. The size, layout, access arrangements and permitted use of the unit continue to be significant.
Road access
For businesses with employees and clients using cars, the tower’s close location to Sheikh Zayed Road is a crucial factor. This road link enables Business Bay to be connected to other commercial areas around Dubai; depending on the traffic and destination, the journey time may vary.
For meetings and/or deliveries, the complete building name and Business Bay address must be used. Finding the exact location of the entrance and parking access in advance will prevent getting the two towers confused.
Office Types and Sizes
There are three main configurations of offices at Al Manara Tower: semi-fitted, fully fitted and shell and core. The decision is influenced by the urgency of a business to move in and the level of ownership it desires of the interior design.
Semi-fitted offices
Semi-fitted offices can be customized with some interior work, but not a fully finished unit, making them ideal for businesses that want some interior work but don’t want to take a completely finished unit. The property listings on the market give estimates of between 672 and 1,131 square feet. These units are suitable for smaller businesses, offices and teams that require a clearly designated work area without taking up a lot of space.
When renting, be sure to determine what installations are complete and what work is still unfinished. The landlord should tell the tenant the condition of the ceiling, floor, lighting, air conditioning points and electrical points, to estimate the total setup cost.
Fully fitted offices
Fully fitted offices are delivered with pre-installed interior finishes and partitions, pantry facilities and private washrooms as appropriate, for the individual unit. The sizes of the published building information lists are about 662 to 2,261 square feet.
For businesses that seek to minimize set-up activities in the early stages, these offices are perfect. The word “fully fitted” does not ensure that the layout will suit any company’s demands, however. Measure the number of workable rooms, number of workstations, meeting rooms and available IT facilities before accepting the lease.
Shell-and-core offices
Shell and core units provide greater flexibility for the interior design, from the start. The square footage of published listings ranges from around 1,497 to 1,512, though there are also bigger units available in the tower.
Ideal for companies with specific reception, meeting room, private office, or workstation requirements. The cost and time overheads for design, approvals and construction are the trade-off. Ensure you verify the fit-out process with the building management before signing a lease for the unit.
Retail units
Al Manara Tower also offers commercial retail space, including space at ground level. Published information about the buildings shows nine retail units; a few directory listings mention about 2,640 square feet of shop space.
The suitability of a retail unit is determined by frontage, access to customers, the allowed type of business and fit-out. For any business, confirm that it is permitted for use; do not assume that all ground floor spaces are suitable for any shop/service.
Facilities and Amenities
The tower’s facilities enable day-to-day office activities and access to the building while being convenient for the occupants. Access, availability and charges may vary from building to building, unit to unit; specific arrangements should be confirmed with building management.
Parking and access control
Businesses that have clients and employees who drive to Business Bay need to take parking into consideration. According to Commercial property information on Al Manara Tower, the ratio of parking spaces is around one space per 500 sq.ft. The exact size and dimensions of an office space should be determined in the lease or sale agreement.
Some of the other amenities include security, CCTV surveillance, a front desk and high-speed elevators. These features aid in visitor control and inter-floor travel. Regularly visiting companies should enquire about the registration of visitors, access to the area for deliveries and entry after hours.
Fitness and shared facilities
Amenities reported consist of a gym, health club, sauna and temperature-controlled swimming pool. The business services and meeting facilities are also noted in the commercial listings of the building.
All these facilities are extras, not a replacement for the office. Verify that facilities are in operation, who can use them and whether there is a membership or access fee. No businesses should be using an amenity until it has been confirmed that it is available.
Office Rental and Sale Prices
The properties in Al Manara Tower are priced based on the property area, fit-out type, condition, views, parking and lease terms. The asking price is also different than the asking price in completed transactions, so one should compare current listings with recent market evidence.
Office rental rates
There is a wide variety of office sizes and annual rents listed commercially now. Commercial listings from Cushman & Wakefield Core, for instance, range from a 612-square-foot office unit to larger ones over 5,000 square feet. The rents stated are the asking rents for its reported properties, ranging between AED 110,160 and AED 928,760 per year.
These rents are not “rates” as of the building but rents that are advertised. The annual cost for smaller fitted offices, larger shell and core spaces and top dollar units can vary significantly. See if a figure quoted covers parking charges, fees and other payments relating to the building.
Office purchase prices
The price of the office depends a lot on its size and condition at the time of sale. In recent months, there have been smaller office spaces listed for AED 1.6 million and larger fitted spaces listed for several million dirhams on property portals. These higher-quality and/or bigger units will ask for a lot more.
The buyer needs to compare the cost per square foot, condition of the unit and the anticipated cost of any work to be done following the purchase. A fitted office can have lower initial costs, while a shell-and-core type may have a higher cost of fit-out.
Additional ownership and occupancy costs
The advertised rent is just a portion of the total expense of occupancy or ownership of commercial property. Before commitment, take responsibility for the following:
- Service charges: Request the latest applicable statement and confirm the amount for the specific unit.
- Fit-out expenses: Calculate the cost of completing or adapting the interior.
- Parking: Confirm allocated spaces and any additional fees.
- Lease payments: Check the annual rent, payment schedule, deposit and renewal conditions.
- Maintenance: Clarify who pays for repairs inside the unit and which costs are managed at building level.
Ownership papers, any outstanding payments and transfer charges should also be checked. It’s important for tenants to read through the lease and understand what it entails and what sorts of financial commitments they are making during the course of the lease.
Transport and Connectivity
The location of Al Manara Tower is in Business Bay, which has road access and public transport to the commercial area surrounding the tower.
Dubai Metro
One of the options to reach the tower via public transport is through the Business Bay Metro Station. Employees and visitors can also consider using the metro as it is very close to the place.
True distances to walk will vary depending on the route and entrance used. Before travelling, verify the current pedestrian route, especially if it is required to carry documents or visit the building for a scheduled business meeting.
Road access
The tower is strategically close to Sheikh Zayed Road, providing easy access to other areas of Dubai. It applies to businesses that have customers and suppliers who routinely commute between business districts or employees who regularly commute between a business district and their place of work.
Travel times vary across routes and times, due to traffic. Businesses organizing client meetings need to give the complete name and exact address of the building and not just the name.
Bus and taxi services
There is bus service in the larger business bay area and taxis and ride-hailing services are other options for getting to commercial buildings. Depending on the route and the tower entrance, the choice of the most appropriate bus stop may vary.
Be sure to verify the bus schedules and times for the updated routes before assuming a specific stop. When making taxi bookings, make it easier for the driver to pick the right building out of the many similarly named buildings in Dubai.
Choosing an Office in Al Manara Tower
The various office layouts of the tower can be used for different businesses depending on the space needs. It should be based on premises, working arrangements of the company and the cost of occupation.
Businesses that need a ready workspace
A fitted office is ideal for businesses that do not want to endure major interior modifications. It can cut down on the time it takes from signing a lease to moving in as long as the current layout suits the company’s needs.
Conduct a survey on partitions/pantry/washroom, electrical installations and air conditioning. Ensure that the office is suitable for the staff and equipment needed without extensive remodelling.
Businesses with specific design requirements
When you have a shell-and-core office, you will have more control over the layout. It can be appropriate for companies requiring a specific configuration of meeting rooms, reception, or private working rooms.
The decision should contain a realistic fit-out budget and be accompanied by an estimate of time to obtain approvals and construction. Check in the building and find out in writing what is allowed and what isn’t about fit-out.
Buyers considering an investment
Any prospective buyer needs to consider the cost of acquisition and the potential rental performance of the office. To estimate returns, compare similar units in Al Manara Tower, check current asking rents and review available transaction information.
Tenants do not always pay rent and an offer of return does not cover all expenses and vacancies. The final investment result can be impacted by service charges, maintenance, fit-out costs and time needed to rent the property.
Conclusion
Al Manara Tower is a commercial office tower in Business Bay, Dubai that provides office spaces and retail spaces, amenities and access to the surrounding business district. Its semi-fitted, fully fitted and shell and core options enable companies to compare premises based on fit and space needs and budgets.
The most critical thing to do is to examine the unit, not the building’s name or stated price. Ensure that the rent/sale value, parking, service charges, fit-out condition and permitted business activity are confirmed prior to signing an agreement.
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FAQs
Where is Al Manara Tower?
Al Manara Tower is situated in Dubai’s Business Bay area, close to Sheikh Zayed Road.
Who developed Al Manara Tower?
ETA Star Property Developers LLC developed the commercial building.
How many floors does it have?
The tower is said to have 35 floors, ground plus 34.
What types of offices are available?
There are semi-fitted, fully fitted and shell and core offices available in the building.
Does Al Manara Tower have parking?
Yes. Parking is provided in Building Information Reports, but spaces that are assigned to individual offices must be confirmed.
Which metro station is nearby?
The building is also easily accessible by public transport, with a subway station located nearby.
How much does office space cost?
Rental and sale prices are subject to change depending on the size, condition, fit-out and availability. See current listings for the most up-to-date asking prices.
Is Al Manara Tower residential or commercial?
The property in Business Bay is commercial, comprising office and retail spaces.
