15-story commercial office tower • Plot Area 2,800 sq.m • Zoning: Commercial (C-2)
This Phase 1 Executive Summary assesses a 15-story commercial office tower located in Business Bay, Dubai, situated on a 2,800 sq.m plot zoned Commercial (C-2) under the Dubai Municipality Development Control Regulations. The property comprises approximately 32,000 sq.m of gross leasable area across floors G+14, with ground-level retail allocation of 1,800 sq.m and basement parking for 420 vehicles.
The assessment identifies a MODERATE risk rating (Score: 62/100), driven primarily by three factors: (1) the upcoming Dubai Metro Phase 3 Blue Line construction, which will directly impact access roads along the southern boundary for an estimated 18-24 months beginning Q3 2027; (2) a parking ratio shortfall of approximately 12% relative to updated RTA Technical Guidelines TR-2025-44; and (3) an outstanding LEED Gold certification requirement stipulated in the original DM building permit conditions.
Despite these concerns, the property benefits from strong fundamentals: prime Business Bay location within 400m of the Bay Avenue pedestrian corridor, full DEWA capacity allocation, and compliant Civil Defence fire safety systems following the 2024 retrofit.
Assessment of 5 regulatory authorities with pass/review/fail determinations.
| Authority | Scope | Status | Key Finding | Est. Cost (AED) |
|---|---|---|---|---|
| Dubai Municipality (DM) | Building permits, zoning, occupancy | LEED Gold condition in permit BC-2017-4892 remains unfulfilled; DM has issued reminder notice dated Nov 2025 | 850,000 | |
| ESMA | Emirates standardization, product safety | All installed MEP products carry valid ESMA conformity marks; last audit Q2 2025 | — | |
| Civil Defence | Fire safety, evacuation, life safety | Fire safety certificate renewed Jan 2025 post-retrofit; sprinkler system upgraded to UAE Fire Code 2023 standard | — | |
| RTA | Roads, transport, parking, traffic impact | Parking ratio of 1:38 sq.m vs. required 1:33 sq.m (TR-2025-44); shortfall of ~52 bays. Metro Phase 3 will restrict south access road Q3 2027–Q1 2029 | 1,200,000 | |
| DEWA | Electricity, water, district cooling | Full 4.8 MVA allocation confirmed; connected to Empower district cooling; DEWA Green Building compliance achieved | — | |
| Total Estimated Compliance Cost | 3 1 1 | AED 2,050,000 | ||
The confirmed Blue Line extension (RTA Resolution 2025-187) includes a station at Business Bay South, approximately 180m from the property boundary. Construction is scheduled Q3 2027–Q1 2029, during which the southern access road (Street 12B) will be reduced to single-lane traffic with full closure periods of up to 4 weeks.
Updated RTA Technical Guidelines TR-2025-44 (effective Jan 2026) require a minimum parking ratio of 1 bay per 33 sq.m of GLA for C-2 commercial buildings. The property currently provides 420 bays against a requirement of approximately 472 bays — a shortfall of 52 spaces (12%). Options include: leasing off-site bays from adjacent Business Bay plots, installing automated parking systems, or applying for a variance based on Metro proximity.
Building permit BC-2017-4892 includes a condition requiring LEED Gold certification within 3 years of occupancy. The building achieved LEED Silver in 2021 but has not progressed to Gold. Dubai Municipality issued a compliance reminder (Ref: DM/COMP/2025/7741) in November 2025 with a 12-month rectification deadline. Failure to comply may result in permit suspension or fines up to AED 500,000 per DM Circular 2024-12.
Business Bay designated as a "Sustain and Enhance" zone — no rezoning anticipated through 2040.
Area classified as Tier 1 Commercial Growth Corridor with planned 40% office inventory increase by 2035.
Proposed height corridor review (DM/PLAN/2026-Q1) may affect future vertical expansion rights.
The Dubai 2040 Master Plan positions Business Bay as a key node in the city's polycentric development strategy, bridging Downtown Dubai and the Dubai Design District. Planned infrastructure investments — including Metro Phase 3, the Dubai Water Canal pedestrian network expansion, and the Business Bay Smart District initiative — are expected to increase property values by 15–22% over the next decade. However, increased office supply may compress yields from the current average of 7.2% to an estimated 6.4–6.8% by 2032.
The property is fundamentally sound with strong location attributes and compliant utility/fire safety infrastructure. However, three conditions must be addressed prior to or concurrent with acquisition:
This Executive Summary identified moderate risks. Upgrade to Phase 2: Due Diligence for detailed authority-by-authority investigation, site inspection, and full financial impact modeling.
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DISCLAIMER: This is a SAMPLE REPORT created for demonstration purposes only. All property details, regulatory references, authority findings, risk ratings, financial figures, and recommendations contained herein are entirely fictional. No real property, entity, or regulatory filing is represented. This document should not be used for any investment, legal, or compliance decision. Actual BizFlow™ reports are based on verified data from relevant Dubai authorities and tailored to specific properties.