Boutique 23 Offices

Offices on floors 1 to 5 of LMD's tower in Culture Village on the Al Jaddaf waterfront: units of 47 to 141 m², five to seven minutes' walk from the metro, ten to thirteen minutes' drive from DIFC and Downtown.

What it is

Boutique 23 is a Continental Investments LMD tower: four basement levels, ground and 23 floors above. The bottom five floors are offices, apartments sit above, retail at street level. This page covers the office part; the apartments have their own write-up.

The offices are sold as freehold units — not a co-working space and not a floor leased from the developer. The developer positions them as premium offices for smaller companies: your own address in a new building, transport on the doorstep, and the tower's amenities — pool, gym, underground parking — in the same building.

How many offices and what size

According to the developer's floor plans, the 2nd floor has 15 offices with 1,045 m² (11,251 sq ft) of saleable area. The 3rd, 4th and 5th floors have 13 offices each, 790 m² (8,509 sq ft) saleable per floor, 39 offices in total. That makes 54 offices on floors 2 to 5; the 1st floor is not broken down in these plans.

In the unit-by-unit list dated 19.10.2023 the offices ranged from 47 to 141 m² of internal area (528–1,590 sq ft including balconies where there are any). Most are 56–94 m²: one or two meeting rooms and an open area for five to ten desks. The 46–65 m² units in our resale offers in spring 2026 are the size that moves fastest.

Prices: from launch to resale

In the developer's list of 19.10.2023 the offices were priced at AED 912–1,106 per sq ft — well below the apartments in the same building (1,295–1,500). That is typical at launch: an office unit in a residential tower sells at a discount because its buyer pool is smaller.

In our resale offers in March 2026, offices of 46–65 m² were listed at AED 1,414–2,400 per sq ft, from about AED 700,000 to 1.7 million per unit. Some of these are assignments: the buyer pays the seller what has already been paid in, and the balance to the developer on the original schedule. Available units and current prices on request.

On top of the price the buyer pays the 4% Land Department fee and 5% VAT: commercial property in the UAE carries VAT, unlike residential. On a AED 1 million office that is AED 90,000 extra, and it belongs in the yield calculation from the start.

Views and orientation

Offices on the north side face the water and the Versace hotel, on the south side the Burj Khalifa and Sheikh Rashid Road, on the east side Al Khail Road. A view matters less for an office than for a flat, but a corner unit looking at the Burj Khalifa is what a client remembers from the first meeting, and it resells faster.

Commute and address

The developer's main argument is transport. Al Jadaf metro is five to seven minutes on foot, DIFC and Downtown ten to thirteen minutes by car, the airport twelve. For staff that is a short trip to work; for the business it is an address clients can reach easily.

For licensing something else matters: Culture Village is mainland Dubai, not a free zone, so an office here suits a company licensed by Dubai's Department of Economy and Tourism (DET). A company registered in a free zone such as DMCC, DIFC or IFZA needs an office inside that zone and cannot use this one — check before you buy.

The numbers for an investor

An office tenant is a company, and the lease is usually longer and steadier than with a residential tenant — one to three years, paid in several cheques. Demand in the district comes from firms that need a mainland address between DIFC, Downtown and the airport without paying those districts' prices.

The flip side is liquidity. There are fewer buyers for an office in a residential tower than for a flat, and time on market is longer. The office part carries its own service charge, separate from the residential one — ask for the rate before you reserve, along with the rules on office tenants using the pool and gym.

Construction as of February 2026

At launch the developer quoted handover in Q2 2026. A site photo from 23.02.2026 shows the frame at about half height — the office floors at the bottom are already in concrete, but the building is clearly not ready. Check the real date against the regulator's inspection: for an office bought for your own company, it decides when you move in, not just the yield.

Building structure, floor allocation and handover date are from LMD's launch deck; office count and saleable area per floor from the developer's floor plans for the 2nd and 3rd–5th floors; sizes, views and launch prices from the developer's unit list dated 19.10.2023; resale prices from our own offers, March 2026; travel times and district description from the project brochure; construction progress from our own site photo of 23.02.2026.