HQ by Rove

Dubai's first Class A office project under a hotel brand: 31 storeys in Business Bay, modular units from 58 sq m, handover in Q1 2029.

What this building is

HQ by Rove is an office tower in Business Bay. The property record lists 31 storeys and classes the building as an office building, with Irth Group as developer; confirmed amenities include a gym, parking, security, sports courts and landscaping.

The project's idea is an office run like a hotel. Twenty-three floors of premium workspace, with the building and its infrastructure run by ROVE, while the office component is managed by Cushman & Wakefield. For a tenant that means cleaning, security, engineering and common areas are handled by the management company rather than the landlord.

Unit format is modular: from 58 sq m, combinable up to a whole floor of around 2,090 sq m. That's an unusual degree of flexibility for Dubai commercial property — office projects usually sell either in small cuts or by the floor, but rarely both.

Numbers and terms

Price from AED 4,200 per square foot (~$12,320/m²) for buying a whole floor. Payment plan 50/50, with a 15% down payment plus the 4% Land Department fee (paid to the Dubai Land Department, which registers the sale). Launch took place on 25 September 2025, with handover slated for Q1 2029.

The stated amenities are large-scale: 11,000 square metres of lifestyle space — a food hall, lounges, meeting rooms, coworking — plus 988 parking spaces and 21 lifts. Loft penthouses with panoramic views are also mentioned separately.

The parking-to-area ratio here is noticeably better than the Business Bay average, and for an office tenant that's one of the deciding factors: parking in the district is scarce, and its shortage usually gets built into rate negotiations.

How to evaluate an office in Dubai

Demand for quality offices in the city is structurally high: vacancy in the best locations sits in single digits, and rents rise along with the inflow of companies. It's against this backdrop that Class A office projects get sold as investments.

What needs checking, though, isn't demand in general but demand as of 2029. Four years pass between launch and handover, and several competing office projects will come to market in Business Bay in that time. The rate the return is calculated on is a future market rate, not today's.

The second question is management. A hotel operator paired with an international consultancy delivers service, but also a higher cost of upkeep than usual. Calculating returns needs a service-charge figure (the annual per-square-foot building-upkeep fee) in dirhams per foot per year, not a description of the services.

Entry price at launch

At the September 2025 launch the smallest office, 58 m², was offered from USD 723,200 — about AED 2.66 million. That is the entry point for a single unit, not a full floor.

Offices are sold turnkey — fitted out, furnished and serviced to hotel standard. The tower sits in the lower part of Business Bay, with easier road access and less congestion.

The propsearch property record (storey count, building type, developer, district, amenities) and public launch materials from 12 September 2025 — management concept, unit sizes, price per foot, payment plan, amenity package, parking and lift counts, launch date and handover timeline. Entry price for a 58 m² unit and sales format — launch announcement, September 2025.