Clover Bay Tower: Location, Offices, Prices, Amenities and Complete 2026 Guide

Clover Bay Tower is a commercial office and retail complex in Business Bay, Dubai, at Marasi Drive. The tower, built by Mismak Properties, houses offices and shops and is sited in one of Dubai’s most established business centres. The building is of particular interest to those seeking fitted or furnished offices, investors comparing commercial property options and businesses who wish to have a central address and be within easy reach of key roads and transport.

From the investment point of view, the property is also very interesting as it has a variety of office sizes available, asking prices, rental terms and fit-out. This implies that the decision of what to purchase will be largely driven by the buyer’s intent for the use of the purchased office space: for ownership, as an income-producing asset, or as a smaller space.

Quick Facts About Clover Bay Tower

A little clarification is needed on the building’s floor count. According to the Skyscraper Center, it has 29 storeys above ground and a maximum height of 127 metres. As the Cushman & Wakefield Core also states, there are 25 office storeys plus a ground-floor retail space. The numbers do not have to conflict, as there are two counting conventions for floor counts in property and architectural databases. The 25 above-ground floors from the commercial property source are therefore best interpreted as the reported-above-ground count and the 29 floors in the figure are reported by the CTBUH.

Where Is Clover Bay Tower Located?

Clover Bay Tower is located in the heart of business and mixed-use neighborhoods in Marasi Drive in Business Bay. The site’s location will keep the building close to Downtown Dubai and directly connected to other prime business districts via road infrastructure.

Sheikh Zayed Road and Al Khail Road provide road links to the Business Bay district, connecting with Downtown Dubai, the Dubai International Financial Centre (DIFC) and other areas of the city. The area has offices, hotels, restaurants, retail stores and other commercial facilities, which would make it convenient for businesses that need to receive visitors or have employees traveling from other corners of Dubai.

What Is Near the Tower?

The closest areas of interest are:

• • Downtown Dubai, Dubai Mall and Burj Khalifa will be the main attractions.
  • The Business Bay Canal and commercial developments around it.
  • One of Dubai’s biggest financial districts is called DIFC. Dubai has a major financial district known as DIFC.

• Sheikh Zayed Road

• Al Khail Road
• Hospitality services like hotels, restaurants, cafés, banks and retail services across Business Bay

Driving time should not be considered as a fixed time. Traffic can be very busy in Business Bay at certain times of the day, so businesses need to conduct a real-world test of travel during working hours before selecting an office location.

Building Design, Offices and Commercial Units

The tower is not used for residential purposes but mainly for business purposes. Bayut estimates around 290 commercial units, including offices and shops and Cushman & Wakefield Core figures the total collective office space to be some 430,129 sq. ft.

A benefit of the building is the range of office layouts. There are several units that are in various phases of fit-out and the occupiers may be able to either fit out their own or move into a fit-out unit.

Office Types Available

Currently, the available main configurations are:

Shell and core offices: These allow for the highest level of flexibility for businesses that wish to customize the office space’s layout to their own needs.

Fitted offices: There may be existing partitions, reception areas, cabins and other improvements that can alleviate the time and cost needed before moving into an office.

Divided offices: These might be suitable for businesses that require individual offices, manager cabins or departmental separation.

Furnished offices: These are built for businesses that are looking for a quicker solution that comes with furnished offices.

Cushman & Wakefield Core reports typical office sizes ranging from approximately 952 sq. ft. to 6,224 sq. ft., although active listings demonstrate that combined units and other configurations can produce larger spaces.

This span makes this building relevant to smaller professional businesses or larger organisations that need multiple work areas.

Facilities and Amenities

The facilities are geared towards supporting office operations and not offering residential facilities. The building’s sources say it has 24-hour security, CCTV, high-speed elevators, parking, a help desk and a gym on the ground floor, with several helpful retail and food-service businesses.

Service Charges and Ownership Costs

The building charges are a significant expense to consider when purchasing an office in the building, as well as the purchase price, so it is important to take them into account. According to current information from Bayut, based on Dubai Land Department data, the total service charge for the building is AED 14.19 per sq. ft. A few categories of building operation, maintenance and community costs are included in the published breakdown.

The biggest item in the published breakdown is utilities at AED 6.41 per sq. ft. and maintenance at AED 2.70, followed by general services at AED 2.47. These charges are for the property’s continuous running and maintenance and not a portion of the office’s purchase price.

So, for instance, a 1,000 sq. ft. office would cost about AED 14,190 per year based on the published rate of AED 14.19 per sq. ft. This is a calculation and not a quotation for a specific unit. The actual charges payable should be checked with the owner’s account and the unit’s latest information from the DLD service.

This cost is especially high when comparing asking prices of different offices. If the unit has different ongoing expenses, fit-out requirements or other property-related costs, then the overall cost of ownership will not be lower with a lower purchase price. Therefore, it is important that buyers read the most recent service-charge statement and outstanding dues and any financial obligations that may exist at the time of purchase before they finalize their purchase.

Service charges could be dealt with differently for tenants, depending on the type of lease agreement and the costs allocated to landlords or occupiers. The tenancy contract should thus be read carefully and not without weighing whether the owner or tenant is to be held responsible for all expenses relating to the building.

Parking

One of the functional features of the building is the parking. According to Bayut, there are three levels of covered parking in the podium. Cushman & Wakefield Core also documents parking provision in the building specification.

The exact number of spaces per person for each office varies from unit to unit. When looking at a property, buyers and tenants should therefore check the parking space specifically in the property’s documentation rather than a general building description.

Security and Access

The building is 24-hour guarded and fitted with CCTV and building maintenance and support services are planned for commercial occupiers. This is especially important for businesses that don’t run regular business hours, or have customers come in at all hours.

Elevators

The building is served by high-speed elevators. Cushman & Wakefield Core states that it has a total of eight elevators for its building specifications.

Gym and Ground-Floor Services

The building has a gym, restaurants, a pharmacy and a salon, etc., located in the commercial area on the ground floor. These facilities can minimize the amount of time staff must leave the immediate building area for their daily needs.

What is offered in the retail mix may be different from year to year, so it is important for the current tenants to check which businesses are in operation during their visit.

Office Prices for Sale in 2026

The office can’t be valued in a single price as it’s dependent on size, floor, view, fit-out, furnishing, parking, tenancy status and unit configuration.

Asking market picture can be gained from current listings. Currently, Property Finder lists several offices for sale, such as a 963 sq. ft. furnished office for sale at AED 2.1 million, a 1,207 sq. ft. office for sale at AED 2.519 million and a 1,886 sq. ft. fitted and furnished office for sale at AED 3.6 million.

Based on the previous six months of listings, Asking Prices in Bayut office buildings range from approximately AED 1.899 million to AED 8.5 million, with a mean asking price of AED 3.14 million.

Asking prices, which are not completion prices. They are only to be used with the intent of market orientation, not as a valuation. Listings may be updated or withdrawn.

Office Rental Prices

The rates for rentals are equally diverse. Current Property Finder includes a 944 sq. ft. fitted office at AED 130,000 per year, a 1,351 sq. ft. furnished office at AED 250,000 per year and other fitted offices with varying annual rents according to specification and location in the building.

The wider property data from Bayut shows office rents from around AED 65,000 to AED 490,000 per year.

The gap between the numbers is significant. The office rental rates can vary greatly between a small unadorned space and a high-quality furnished space with views and extensive parking or a larger floor area.

What Determines the Rent?

If you’re comparing two offices, don’t just compare the annual rent that you see in the headlines. Important factors include:

• The price charged per square foot.
• Fit-out quality
• Furnishing
• Floor level
• View
• The number of parking spaces available.
• Whether the office is vacant or already leased
• Internal layout
• Pantry / private washrooms provision.
• Conditions for leasing and payment method

A lower cost office could mean a lot more spending on fit-out, whereas a higher cost furnished office could mean less upfront costs for installation.

Service Charges and Ownership Costs

One of the most crucial items that commercial-property investors must consider is service charges, as they significantly affect the net income of the property.

According to Dubai Land Department’s data, the total service-charge figure for Bayut’s building comes to around AED 14.19 per sq. ft., according to the building’s information. Its breakdown consists of general services, maintenance, utilities, management, insurance, master-community charges and master-community-reserve funds.

For example, if a unit was 1,000 sq. ft., then AED 14.19 per sq. ft. would yield:

1,000 × AED 14.19 = AED 14,190 per year

This represents only a calculation of the published rate; the rate that would apply to a specific unit should be checked with the latest DLD/service charge documentation.

Net yield, which is the annual rent divided by the purchase price, is more useful for an investment analysis than simply annual rent divided by purchase price.

Is It a Good Investment?

From a commercial-property-investment perspective, Clover Bay Tower could be an opportunity, but it depends on each unit and its financials.

According to Bayut, a total of 18 office sale transactions have been achieved in the previous 12 months, with each transaction transacting an office at an average price of around AED 1.93 million based on the DLD data. According to the same source, transaction prices are down -5% recently.

Meanwhile, the asking price of the property may be significantly more than the asking price for that particular transaction. This is an illustration of the fact that one should not rely on asking listings for the purpose of determining actual market value.

A sensible investment review should compare:

1. Recent DLD-registered transactions for comparable units.
2. Current asking prices per square foot.
3. Achievable annual rent rather than optimistic advertised rent.
4. Service charges and operating expenses.
5. Vacancy risk.
6. Remaining tenancy term if the office is rented.
7. Parking allocation.
8. Fit-out and refurbishment requirements.

For example, a simple gross yield calculation is:

Gross yield = Annual rent ÷ Purchase price × 100

If an office costs AED 2.3 million and genuinely rents for AED 270,000 annually:

AED 270,000 ÷ AED 2,300,000 × 100 = 11.74% gross yield

That is not the net investment return because service charges, maintenance, vacancy, brokerage, financing and other costs have not been deducted.

Shops and Retail Units

The building isn’t restricted to offices. The commercial offering also includes retail units.

According to the latest Bayut data, a shop is being listed at close to AED 12 million for 4,794 sq. ft. and reports of one shop transaction in the last 12 months, averaging an AED 15 million transaction.

Retail property should not be evaluated like an office property. Value can be significantly influenced by visibility, frontage, access, footfall, permitted use, layout and tenancy.

On a cost per square foot basis, a seemingly cheap store could be a less desirable investment than a store that has a stronger frontage or Commercial Activity Potential.

Metro, Bus and Public Transport Access

Employees and visitors can use one of the helpful features of the location: public transport.

Business Bay Metro Station provides access to the Dubai Metro network, while RTA bus services operate in and around Business Bay. Other properties listed in the area also refer to public transport, as well as an RTA bus stop near the building.

The distance will vary depending on the precise path and the station exit and building entrance. So, anything that suggests a five-minute walk, for example, should be taken to be a travel time based on the specific claim in the listing, rather than a universal travel time.

The building’s practical benefits for its employees are the result of the combination of metro, bus and major roads, which makes the building more convenient than commercial buildings where all access is by car.

Road Connectivity

Marasi Drive is a good location for the tower as it gives access to the main Dubai roads, such as Sheikh Zayed Road and Al Khail Road.

This is crucial for companies that send their staff or clients to other commercial districts, like Business Bay, Downtown Dubai, DIFC, or any other commercial district.

The site location of the building is the best practical feature; however, peak-hour consideration must be taken. Companies should check the trip at the time of day their employees are working, not just at off-peak times and using navigation estimates.

Who Should Consider an Office Here?

Depending on the size and configuration of the unit to be leased, the property can accommodate various businesses.

Fitted and/or furnished offices might be suitable for start-ups and small businesses, avoiding the need for a large fit-out.

Consultants, accountants, corporate-service businesses and other professional firms may want offices divided into rooms with reception spaces and individual workspaces.

Larger combined areas, meeting rooms, executive cabins, open spaces and dedicated IT spaces are options for established companies. For instance, one of the listings currently on the market is a 3,345 sq. ft. combined office and reception area with a 3-cabin CEO’s office, 3 manager cabins, a conference room, a pantry, a server room and storage.

Although investors can compare vacant and tenanted offices, they should consider factors beyond ROI, as there are additional expenses and transaction evidence to verify.

What to Check Before Buying or Renting

There are things to look for during a viewing that go beyond the fact that the office is appealing. There are a number of operational aspects of commercial property that can have a significant impact on the overall expense.

For Buyers

Review title and ownership documents, current service charge, parking allocation, fit-out state and recent similar transactions, tenancy status and outstanding obligations.

If the office is being rented, carefully read the lease. The rental value, term and conditions of the lease and the rent’s time schedule may influence the investment value.

For Tenants

Verify acceptable business use, annual rent, rent payment structure, security deposit, agency fees, services, parking, fit-out condition and date.

As well, it is wise to also test mobile reception and internet options, as well as access and air conditioning before signing.

For Investors

Never use rent alone to calculate ROI. Create a comprehensive model with features such as:

• Purchase price
• Annual rent
• Service charges
• Maintenance
• Vacancy allowance
• These include brokerage and transaction costs.
• Fit-out or refurbishment
• Financing costs (if applicable)
• Expected resale value

This will provide a more realistic picture of the asset’s performance.

Final Verdict

Clover Bay Tower is more than just another office tower in the District; it’s an established commercial property in the heart of Business Bay. The variety of office space, shopping amenities, covered parking, security, fitness and its location close to major Dubai roads make it ideal for an owner-occupier as well as a commercial property investor.

The most notable benefit is its versatility. Smaller office spaces, larger combined spaces, furnished offices and fitted units are available for business and investors can compare vacant vs tenanted offices. Reviewing the current listings shows that prices can range significantly and that the “headline” price is a factor of fit-out and service charges, as well as parking and fit-out and tenancy status.

The biggest difference is between asking market information and actual transaction data. Current listings are helpful to determine what buyers and tenants paid, but they don’t tell you what sellers and landlords are asking for. The best strategy for making a purchase decision is to compare the specific unit to the current DLD transactions, estimate the projected net yield and visit the office and buildings before signing a contract.

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Frequently Asked Questions

Is Clover Bay Tower an office building?

Yes. It’s a business development with offices and retail spaces located in Business Bay. This is about 290 commercial units, as identified by Bayut.

Where is Clover Bay Tower located?

It is located on Marasi Drive, Business Bay, Dubai, close to Sheikh Zayed Road and Al Khail Road.

Who developed the tower?

It’s being developed by Mismak Properties. National Engineering Bureau is the architect, according to the Skyscraper Center.

How many floors does Clover Bay Tower have?

The Skyscraper Center shows that there are 29 floors above ground and that the height is estimated at 127 metres. The sources for commercial properties refer to 25 office floors, a different floor-count convention.

What types of offices are available?

Units come in the form of shell and core units, fitted units, partitioned/furnished units and reported sizes range from about 952 to 6224 sq. ft.

How much does an office cost to buy?

The values now quoted on the market are very different. Currently, Bayut lists the prices of offices ranging from about AED 1.899 million up to AED 8.5 million, with individual Property Finder listings displaying examples ranging from around AED 2.1 million to AED 3.6 million for selected units.

How much is office rent?

Asking rents are currently different for different sizes and specifications. Bayut states that the annual cost is around AED 65,000 to AED 490,000, with individual listings like AED 130,000 for a 944 sq. ft. fitted office and AED 250,000 for a 1,351 sq. ft. furnished office.

Is there parking?

Yes. The building has three levels of covered parking with podiums. Individual offices should verify the number with the unit’s documentation.

Is the building close to a metro station?

Yes. The main metro station for the area is Business Bay Metro Station and currently there are properties listed for RTA buses in the vicinity of the building. The time required for walking can vary depending on the route and entrance.

What amenities are available?

Facilities reported are 24-hour security, CCTV, a high-speed elevator, parking, a help desk, gym and ground-level retail and dining.

Are shops available in the building?

Yes. Retail units are part of the commercial stock of the building. There are shops for sale listed and transactions are available, but availability is much less than that for offices.

What are the service charges?

The service charges at Bayut are estimated at AED 14.19 per sq. ft. based on the DLD. Application shall be made before purchase to determine the appropriate amount to pay, based on the current official charge for the unit in question.

Is buying an office here a good investment?

This may be worth considering, but there is no right answer. Available data from the current market indicates the level of sales and rental activity and the returns in individual units will be influenced by purchase price, rentability, service charges, vacancy and the state of the unit. When evaluating value, DLD transaction data would be used in conjunction with the current listings.