Haus of Tenet, Business Bay

Haus of Tenet is a premium art‑led commercial office destination in Business Bay, developed by IRTH Group as the company’s first fully branded commercial project. Designed for executives, family offices and visionary businesses, it redefines traditional office space by embedding curated art and cultural value into the workspace environment, enriching both the aesthetic experience and long‑term asset appeal.The development comprises up to 225 individual office units arranged within 87 cluster configurations spread across 15 office floors, all delivered in shell & core format with flexible layouts and full‑height glazing. Its concept emphasizes discreet, semi‑private access to clusters via dedicated lobbies, combining privacy and scalability for modern businesses.

Haus of Tenet is strategically located in Business Bay, one of Dubai’s leading business districts, renowned for its combination of global corporate offices, luxury residential towers, and vibrant waterfront lifestyle. The development offers a prestigious address for modern businesses seeking both visibility and convenience.

The project enjoys excellent connectivity via Sheikh Zayed Road and Al Khail Road, ensuring seamless access to major economic, retail, and leisure hubs across Dubai. Residents and tenants benefit from proximity to Downtown Dubai, Dubai Canal, DIFC, and key transport links, making Haus of Tenet an ideal choice for business, investment, and lifestyle integration.

• 05 minutes from Dubai Canal
• 05 minutes from Downtown Dubai
• 08 minutes from DIFC
• 12 minutes from Jumeirah Beach
• 15 minutes from Dubai International Airport (DXB)
• 15 minutes from Dubai International Airport

Haus Of Tenet At A Glance

Haus Of Tenet brings branded commercial offices to Business Bay with shell-and-core layouts, flexible office sizes, cluster options, and a Q2 2028 handover. The project is planned for buyers who want ownership, privacy, parking, and a stronger office address in central Dubai.

Haus Of Tenet is planned as a limited commercial address rather than a high-volume office tower. The available project data points to up to 225 shell-and-core offices arranged across 87 clusters, with 15 office floors and around 600 parking bays. The payment plan starts with a 10% down payment, followed by staged installments and a 50% final payment on completion.

Why Haus Of Tenet Stands Out

Haus Of Tenet has a sharper positioning than many Business Bay office launches. It is built around ownership, privacy, art, and executive use. That gives it a different buyer profile. A small consulting firm may look at it for address value. A family office may want the privacy of a cluster. A founder may prefer a shell-and-core office because the interior can be built from scratch rather than accepted as a ready-made layout.

The cluster model is the real separator here. Offices can remain individually owned, yet selected units can work together through shared private lobbies and larger combined layouts. For companies that may grow from one office into two or three adjacent units, that flexibility has clear value.

Architecture And Art-Led Design

The tower uses full-height glazing, a sculptural facade, and a vertical layout that moves from podium parking and amenities into office levels above. It is not trying to look like a standard corporate block. The building’s design language leans into arrival, privacy, light, and curated shared spaces.

Art is also part of the project’s commercial identity. The development includes a curated art program placed throughout common areas, with the developer positioning it as part of the long-term value of the building. That will appeal most to buyers who want an office address with a stronger front-of-house impression, not only square footage.

Office Types And Sizes

Haus Of Tenet offices are delivered in shell-and-core condition, which means buyers receive an unfinished workspace ready for custom fit-out. Publicly listed office sizes begin from approximately 596 sq. ft. and extend to about 3,190 sq. ft. for standard office inventory, while clusters and special layouts can offer larger usable areas.

Small Offices

Small offices suit boutique firms, investment advisors, consultants, design studios, and owner-managed businesses that want a Business Bay address without taking an oversized floor plate.

These units may work well for a lean team, a private client-facing office, or a satellite address for a company already operating elsewhere in Dubai. Since the units are shell and core, the buyer can plan cabins, an open desk area, a meeting room, a pantry, and storage in a way that fits actual operations.

Medium Offices

Medium offices give more breathing room for businesses that need a reception area, enclosed meeting rooms, workstations, and a senior cabin layout. This category may suit law firms, finance teams, real estate brokerages, tech consultancies, and trading companies.

The advantage here is not only the size. A medium unit in a premium tower can carry stronger client-facing value than a larger office in an older building with dated common areas.

Large Offices

Large offices are better suited to companies that want a full front-office setup. Think boardroom, team area, leadership cabins, visitor lounge, pantry, server room, and back-office storage.

Buyers looking at larger offices should review column placement, glazing line, lift access, washroom provisions, drainage points, and future fit-out cost before selecting a unit. Shell-and-core space gives freedom, but it also needs proper planning from day one.

Office Clusters

Office clusters are one of the strongest planning features at Haus Of Tenet. Instead of treating every unit as a completely separate box, selected offices can work together around a semi-private lobby. That makes the building useful for businesses that want privacy without committing to a full floor.

A cluster may suit a family office, a regional headquarters, a private investment firm, or a company that wants separate departments close to each other. It also gives investors more options. A buyer can hold one unit, or, where stock allows, purchase adjacent spaces for a larger future tenancy.

Full-Floor Options, If Available

Quarter-floor, half-floor, and full-floor configurations have been referenced in project material, although final availability depends on live inventory and release status. These options are likely to suit larger owner-occupiers, private groups, or investors targeting a single high-value corporate tenant.

Full-floor buyers should check parking allocation, washroom count, lift proximity, service access, terrace or garden rights if applicable, and the rules for signage or brand visibility before signing.

Haus Of Tenet Floor Plans

Haus Of Tenet floor plans are structured around classic offices, terrace offices, garden offices, clusters, and one penthouse-level office concept known as The Den. Standard office layouts are generally planned for efficiency, while terrace and garden options add outdoor space for private use.

The best floor plan will depend on how the office will be used. A tenant-facing consultancy may need a cleaner reception and meeting-room layout. A fund or family office may prefer fewer desks, more private rooms, and a discreet arrival. A creative firm may value wider open areas and natural light. The shell-and-core format leaves those decisions open, which is useful, but only when the fit-out brief is handled early.

Shell-And-Core Specifications

Shell and core delivery means the buyer receives the office as a raw commercial space rather than a finished workplace. At Haus Of Tenet, the offices are planned with full-height glazing, natural light, wide spans, and provisions that support custom interior work. Project material also references a 4.2-meter floor-to-ceiling height, minimal internal columns, and water and drainage provisions in office units.

That format gives owners more control. A law firm can create private rooms and formal meeting areas. A brokerage can build an open, high-energy sales floor. A family office can choose quiet finishes, controlled access, and a more private internal plan.

Buyers should still budget carefully. Shell and core saves them from undoing an unwanted fit-out, but it also shifts the cost of interiors, MEP coordination, lighting, flooring, ceilings, partitions, IT, furniture, and approvals onto the owner or tenant.

Office Fit-Out Guide

A good fit-out should start before handover. Waiting until the keys arrive can delay move-in by weeks or months, especially for companies that need server rooms, extra drainage, upgraded electrical loads, acoustic rooms, executive cabins, or specialist security.

A buyer should review these items early:

• Interior space planning based on team size and visitor flow
• Authority approvals, fire safety requirements, and building management rules
• MEP design, including air-conditioning, drainage, power, and data points
• Lighting plans for workstations, meeting rooms, and reception areas
• Acoustic treatment for boardrooms, private cabins, and call-heavy teams
• Pantry, storage, signage, furniture, and IT infrastructure
• Final testing, snagging, and handover from the fit-out contractor

For investors, a neutral CAT A-style finish may attract a wider pool of tenants. For owner-occupiers, a more customized fit-out can work better because the business will actually use the space every day.

Amenities And Business Facilities

Haus Of Tenet is planned with around 60,000 sq. ft. of executive-grade amenities. The amenity mix includes lounges, boardrooms, wellness areas, dining concepts, conference suites, podcast studios, concierge reception, valet drop-off, and 24/7 security.

The project also names several branded shared spaces, including The Core, The Vault, and The Foundation. These are designed for wellness, private meetings, dining, and quieter business interaction. For senior decision-makers, those facilities can reduce the need to book hotels or external meeting venues for every client visit.

Parking is another useful feature. With 600 parking bays across 5 floors, the building offers a stronger parking base than many older Business Bay commercial towers. The final number of spaces attached to each office must be checked in the sales documents.

Prices And Availability

Current public listings show Haus of Tenet office prices starting from around AED 3.2 million. Other project material references starting prices from about AED 4,200 per sq. ft., while individual listed units and special office types may vary by size, floor, view, outdoor area, and release phase. Buyers should verify the live price sheet before using any figure for final budgeting.

Garden offices have been publicly referenced from around 1,111 sq. ft. and from about AED 4.9 million, while terrace offices have been referenced from around 796 sq. ft. and from about AED 3.5 million. These figures should be treated as 2026 guide prices, not a fixed rate card.

Service Charges And Ownership Costs

The final service charge for Haus Of Tenet should be confirmed closer to handover through approved building budgets and management documentation. Public project pages do not yet provide a final official service charge figure. For now, buyers should treat this as a due diligence item, not a fixed cost.

The Dubai Land Department’s current sale registration page lists the 2% seller and 2% buyer registration fees, along with title deed, map, knowledge, innovation, and service partner fees. Mortgage registration is listed separately at 0.25% of the mortgage value.

Location And Connectivity

Haus Of Tenet is located in Business Bay, close to Dubai Canal, Downtown Dubai, DIFC, and key road links. The address works well for companies that need quick access to clients, hotels, banks, restaurants, metro connections, and Dubai’s main business districts.

Exact Micro-Location

Haus Of Tenet is located in Business Bay, close to Dubai Canal, Godolphin Stables, Al Khail Road, Downtown Dubai, and DIFC. The project’s location gives it strong access to both the commercial and lifestyle sides of central Dubai.

The address works for businesses that need to meet clients across DIFC, Downtown Dubai, Design District, Jumeirah, and the wider Sheikh Zayed Road corridor. For staff, the location also keeps daily access realistic from residential areas such as Downtown, Jumeirah, Meydan, Dubai Hills Estate, and Al Wasl.

Public Transport

Business Bay Metro Station is listed at about 0.8 miles from Haus Of Tenet, with an estimated 3-minute drive. The building also benefits from taxi access, ride-hailing pickup, valet arrival, and road links through Business Bay’s internal road network.

Public transport access will be important for tenants, especially firms with larger teams. Parking helps senior users and visiting clients, but metro and taxi access will still shape daily staff movement.

Business Connectivity

The project places companies within a short drive of major business and culture locations. Official location material lists Burj Khalifa at 5 minutes, DIFC at 7 minutes, Dubai Design District at 6 minutes, Museum of the Future at 8 minutes, Dubai International Airport at 17 minutes, and Al Maktoum International Airport at 35 minutes.

That reach supports client-facing businesses. A meeting in DIFC, a lunch in Downtown, a design appointment in d3, and an airport run can all happen from one central base without pushing the office into a purely residential district.

Business Bay Commercial Market

Business Bay remains one of Dubai’s busiest commercial districts in 2026, but the office market has become more selective. Tenants are still paying for location and quality, yet they also look harder at parking, lift traffic, fit-out quality, amenities, and total occupancy cost.

Dubai’s Q2 2026 office market showed steady demand, with rental contract registrations up 24.6% year on year. Average office rents were reported at AED 238 per sq. ft. in Q2 2026, after several years of strong rental growth.

Business Bay's year-to-date average office rent came in at AED 151 per sq. ft. as of May 2026, though premium submarkets told a different story depending on tower quality, access, and what little space was actually available. Grade A stock across Dubai stayed brutally tight. Q1 2026 saw those rents jump 19% annually, with prime vacancy scraping along at just 0.7%.

For Haus Of Tenet, this context matters because the project is not competing only on address. It is competing on scarcity, ownership, parking, amenities, and a newer Grade-A-style commercial product in a district where older stock varies heavily by building.

Is Haus Of Tenet A Good Investment?

Haus of Tenet could suit buyers chasing a scarce commercial asset in a central Dubai district, particularly those who'd rather own than lease. The project stacks up several points that investors tend to care about. Unit count stays limited. Shell-and-core layouts give buyers flexibility to fit out however they need; parking is included, cluster planning is part of the design, and the branded positioning carries weight in a Business Bay address that buyers recognize.

It may not suit every buyer. Smaller investors should check fit-out costs, payment schedule, service charges, resale liquidity, and likely tenant demand for their exact unit size. A 600 sq. ft. office and a 6,000 sq. ft. cluster will attract different tenants. The holding plan should reflect that.

The strongest use case may be an owner-occupier looking to build a long-term address while dodging future rent escalations. Investors can weigh in too, but only after checking rental assumptions against realistic 2026 Business Bay leasing rates.

Potential Rental Income And Yield

Rental income will depend on handover quality, fit-out standard, unit size, parking, view, floor height, and market conditions at completion. Developer-provided yield examples for a 1,100 sq. ft. office show rental scenarios from AED 450 to AED 550 per sq. ft., with annual rent from AED 495,000 to AED 605,000 and gross yield estimates from about 10.8% to 13.3% on a stated capital value of AED 4.56 million.

These are projections, not guaranteed returns. A more cautious investor should also deduct service charges, vacancy, agency fees, fit-out contribution, maintenance, and any financing cost before calculating net yield.

About IRTH Group

IRTH Group is the developer behind Haus Of Tenet. The company launched the project in 2026 as its first fully branded commercial development, positioning it around art, ownership, privacy, and long-term commercial value.

The group has also been associated with branded real estate projects such as HQ by Rove, Rove Home Dubai Marina, and Rove Home Marasi Drive. Haus Of Tenet marks a stronger move into ownable commercial office space, rather than a residential-led product.

Buying A Commercial Office In Dubai

Buying a commercial office in Dubai is more paperwork-heavy than choosing a unit and paying the booking amount. The buyer should confirm the legal seller name, SPA terms, payment schedule, unit area, parking allocation, service charge treatment, fit-out rules, ownership structure, and whether the purchase is being made by an individual or a company.

A simple buying checklist should include:

1. Select the unit, cluster, or floor option.
2. Pull the latest price sheet, then compare it against the payment plan terms before signing anything.
3. SPA terms deserve a careful read, particularly cancellation clauses and what counts as handover.
4. Get parking allocation in writing. Verbal promises from a sales agent won't hold up later.
5. Ask for projected service charges as soon as the developer has numbers ready.
6. Factor in DLD fees, title deed fees, trustee fees, and mortgage fees if the purchase involves financing.
7. Fit-out costs need planning well ahead of handover, not after the keys arrive.
8. Buying purely for rental income? Check leasing demand in that specific pocket of the market first.

For completed property sale registration, the Dubai Land Department lists seller and buyer registration fees at 2% each, plus title deed, map, knowledge, innovation, and trustee service fees. Mortgage buyers should also account for the 0.25% mortgage registration fee.

Haus Of Tenet Vs Other Business Bay Offices

Compared with many older Business Bay offices, Haus Of Tenet offers a newer branded setting, shell-and-core flexibility, cluster planning, executive amenities, and stronger parking support. It is better suited to buyers who want a long-term commercial asset rather than a basic office unit.

Haus Of Tenet is likely to appeal to buyers who care about arrival, privacy, parking, and long-term office identity. Older Business Bay towers may still offer lower entry prices or ready-to-use offices, but they may not provide the same level of shared facilities or branded positioning.