AHS Tower Dubai – Offices, Floor Plans, Price and Handover

AHS Tower at a glance

Every figure below comes from the developer's own brochure or press release, or from a dated public listing. Where two sources disagree, both are shown rather than one being picked.

Areas are the developer's published ranges. The brochure does not break the full-floor range down by floor type, so all three full-floor layouts carry the same range — ask for the measured area of the specific unit before you value it.

Three different prices — and only one of them is real today

The single biggest source of confusion on this project is that "AED 12M" still circulates as if you could pay it. You cannot. Here is what each number actually is.

Public asking prices on Property Finder, read 15 August 2026 (one further listing repeats the AED 15,950,000 entry). Two cautions before you use this table. First, these are asking prices — the price actually agreed is normally lower, and no transfer at these levels is publicly confirmed. Second, several listed areas fall outside the developer's published ranges: 2,308 ft² is below the 2,964 ft² half-floor minimum and 7,714 ft² is above the 6,695 ft² full-floor maximum. Agent-entered areas are not measured areas. Verify the unit number, level and area against the SPA before making any offer.

When AHS Tower is actually due

This project is a refurbishment, not a new build: the 69-storey structure already stands on Sheikh Zayed Road and has done since around 2013, when it completed as Al Yaqoub Tower. What is under way is a complete recladding and interior rebuild, which is why the delivery question is about fit-out, not about a rising frame.

These are not the same date, and we are not going to pick one for you. The Q4 2026 figure is the one printed in the brochure and repeated across broker portals. The Q1 2027 figure is more recent and came directly from the founder in an interview. The company's most recent official statement — the February 2026 sold-out release — gives no completion date at all. Treat Q4 2026 as the marketing target and Q1 2027 as the more realistic expectation, and get the contractual completion date and the delay-penalty clause from the SPA of the specific unit you are buying, because that is the only date that binds anyone.

• What we could not find, and looked for: a dated construction-progress report, photography with a verifiable date, or a published milestone such as structural completion or façade handover. None exists in the public record as of 15 August 2026 — not on ahsproperties.com, not on ahstower.com, and not in the trade press.
• We also could not locate a DLD or RERA project registration entry stating an official completion date. If you are buying, ask AHS Properties for the escrow account number and the registered completion date directly.
• For a resale purchase this matters twice over: a delay moves your handover, and it also moves the point at which the remaining 40% completion instalment falls due.

How buying a resale office at AHS Tower works

Because every office here is now second-hand but not yet handed over, you are buying a contract rather than a building. The mechanics differ from an ordinary purchase, and the differences are where the money is.

• You are stepping into someone else's SPA. Before handover, what changes hands is the buyer's position under the Sale and Purchase Agreement with AHS Properties. You pay the seller for what they have already paid in, plus whatever premium they have negotiated, and you take over the outstanding instalments on the original schedule.
• The developer has to consent. Developers in Dubai normally set a minimum percentage of the price that must be paid before a transfer is allowed, and charge an administrative transfer fee. AHS Properties has not published either figure — ask for the transfer policy in writing before you agree a price, not after.
• Get a statement of account. Ask AHS Properties directly for the amount paid to date, the amount outstanding, and confirmation that no instalment is in arrears. A seller's own receipts are a useful cross-check, not a substitute.
• Budget the government and agency costs separately from the premium. Dubai Land Department transfer fees, Oqood registration for an off-plan unit, NOC and administration charges, agency commission and, for a commercial unit, VAT treatment all sit on top of the headline number. Commercial property in the UAE is treated differently from residential for VAT — take tax advice before you sign.
• Check what you are actually getting internally. The floor plans published by the developer are furnished layout illustrations. Confirm in writing whether the unit is delivered shell-and-core or fitted, and what the fit-out allowance and specification are.
• This section is general guidance on how off-plan assignment normally works in Dubai. It is not legal advice, and the rules that bind you are the ones in your SPA. Have it read by a UAE-qualified lawyer.

What to confirm before you buy an office here

A Grade A office is bought on running costs and lettability as much as on address. These are the items that most often turn out to be different from what was assumed, and the honest position on each is that AHS Properties has not published them.

Service charge

Not published. No service-charge rate per ft² has been disclosed for AHS Tower. For a tower with three amenity floors, a pool, a spa, a fitness club, 17 lifts and valet parking, this is a material number — on a full floor it can move the net yield by a full percentage point. Ask for the draft budget before you exchange.

Fit-out standard

Confirm in writing. The published layouts show fully furnished offices with reception, board room, workstations and pantry, captioned "For Illustrative Purpose Only". Whether the unit is delivered shell-and-core, category A or fitted is the single largest swing in your entry cost.

Parking allocation

The tower has 500+ spaces with valet, but the number of bays allocated to each office has not been published. Ask how many bays come with the specific unit and whether extra bays can be bought or leased.

Jurisdiction

AHS Tower sits on Sheikh Zayed Road in mainland Dubai, not in a free zone. That affects which licences a tenant can hold and therefore who you can let to. If your plan depends on a free-zone tenant, check this first — DIFC is nearby but this is not a DIFC address.

VAT

Commercial property in the UAE is generally subject to VAT, unlike residential. This affects your purchase, your rent, and your ability to recover input tax. Take professional tax advice rather than assuming the residential treatment applies.

Lettability

Nothing in the public record shows the tower's pre-letting position or any anchor tenant. If your case rests on rental income, model it on comparable Grade A Sheikh Zayed Road rents you can verify, not on the developer's projections.

This list is deliberately a list of open questions. Where a figure has not been published by AHS Properties, we say so rather than filling the gap with a market average — an assumed service charge that turns out to be wrong is more expensive than an admitted unknown.

If AHS Tower is closed to you, these are the comparable options

Primary sales here are finished, and a resale purchase carries a premium plus the seller's outstanding instalments. These are the Grade A office projects on our books where you can still buy from the developer.

• Arada CBD, Aljada — freehold offices in Sharjah from AED 2.83M, sold with a contracted 8% net fixed rent for ten years under a Lease Management Agreement. Far lower entry cost and contracted income, but Sharjah rather than Sheikh Zayed Road, and handover is not until 2028.
• Lumena by Omniyat, Business Bay — office units, half floors and full floors in Business Bay, minutes from the same DIFC cluster AHS Tower is sold on. The closest like-for-like on prestige and location.
• Haus of Tenet by IRTH, Business Bay — a Grade A art-led office tower with classic, garden and terrace offices plus a level-20 penthouse floor. The option if you want a smaller, more characterful floor plate than a full floor here.
• For the company behind this building and its other projects, see the AHS Properties developer profile. To compare every commercial and residential project we cover, use the full project catalogue.