Arada CBD Aljada – Office Prices, Floor Plans and 8% Net ROI

Every unsold office in Building 10, with the numbers side by side

Eleven offices were unsold at the last report. The rate per square foot barely moves across the building — between AED 2,117 and AED 2,166 — so the choice is genuinely about size, level and outlook rather than about finding a bargain floor.

Source: Arada CBD10 availability report, 28 June 2026. Prices and areas are Arada's; AED/ft² and the annual rent column are our arithmetic from those figures, rounded to the nearest dirham. On gross versus net area: the figure above is saleable area — the contractual area you buy and the basis on which both the price and the 8% are calculated. Net internal usable area is not published by Arada for these units, so we do not state one; a saleable area always includes an apportionment of common space, and the usable figure will be lower. Ask for the measured plan of the specific unit before you plan a fit-out or count desks. Under clause 6.9 of the Lease Management Agreement, if the final measured area differs by more than 5%, the price is adjusted and the annual rent is recalculated on the adjusted price.

The 8% in full — every condition, with the clause it comes from

This is the part that is usually left out. The 8% is real and it is written down, but it is a contract with conditions, and the conditions decide whether it is worth what it sounds like. Below is every material term, read from the Aljada CBD Lease Management Agreement itself, with the clause number so you can check each one against your own copy.

Read from the Aljada CBD Lease Management Agreement, template reference LMA-Aljada-CBD-18052023, on 15 August 2026.

Three more terms worth knowing

Area variation (6.9): if the measured area on completion differs from the contract area by more than 5%, the price is adjusted to a Final Purchase Price and the annual rent is recalculated on that adjusted figure — so the 8% follows the price, not the original number. Your obligations (6.6, 6.8(d)): you must sign the leasing and management documents Aljada puts in front of you, and issue a proxy for the Owners Association; if you refuse to sign, the agreement says you cannot avail yourself of its benefits. Governing law (6.15): the agreement is governed by the law of the Emirate of Sharjah and disputes go to the Sharjah courts — not to Dubai, and not to DIFC.

• The document we read is a DRAFT template. It carries a DRAFT watermark and the per-unit fields — start date, rent amount, agreement date and expiry date, items 5.3 to 5.6 — are blank, because they are completed when a specific office is sold. The rate of 8% and the ten-year term are printed into the template itself. Your executed agreement should match it, and you should check that it does.
• There is no bank guarantee behind this. Nothing in the agreement provides a third-party guarantee, a surety, or an escrow arrangement covering the rent payments. The 8% is as reliable as Aljada Developments LLC is over ten years. That is a judgement about a counterparty, and it is yours to make — which is why we describe it as contracted rather than guaranteed.
• Note what the 8% is measured against. It is 8% of what you paid, fixed for ten years. It does not rise with market rents, and it does not fall with them. Over ten years you receive 80% of the purchase price back in rent while continuing to own the office.
• We have not had this agreement reviewed by a lawyer, and neither should you rely on our reading of it. Everything above is a plain-language summary of what the document says, published so that you can see the shape of the deal before you spend money on advice. Before you sign, have the executed version reviewed by a UAE-qualified lawyer, and ask specifically about enforcement in the Sharjah courts.

We can send you the Lease Management Agreement, the Building 10 brochure and the current availability report on request — ask and we will email all three.

Pay in full, or pay as it is built — worked through on the same office

Arada offers two routes, and both end at the same 8%. What changes is when the rent clock starts. Below, both are worked through on the cheapest unsold office — CBD10-314, 1,322 ft², AED 2,830,000 — so the difference is visible in dirhams rather than described in adjectives.

Assumptions, stated plainly. The rent figure is 8% of AED 2,830,000 exactly as the agreement calculates it (clause 5.1), paid yearly in arrears (6.5(a)). Service charges, utilities and management are excluded because Aljada pays them under the agreement (6.5(b), 6.8(b)) — but utility connection charges are yours. Not included in either column: Sharjah Real Estate Registration Department fees, any transfer or administration charge, VAT, and your own legal costs. Arada's source kit does not state the registration rate, and published third-party estimates disagree with each other, so we have not put a number on it rather than publish a guess — confirm it with SRERD and with Arada before you budget. Also not included: any capital growth, any resale value, and any assumption about what happens in year 11 when the agreement ends and the office reverts to you to let yourself. The −AED 566,000 figure is cash position only; you own a freehold office at the end of it.

When Building 10 is due, and what that date is worth

Two different dates circulate for Arada CBD, and they belong to two different things.

These are not the same project phase. Cluster 1 is the first, leasehold phase of eight buildings; Building 10 sits in Cluster 2 and is the freehold phase. A 2027 delivery date quoted anywhere for "Arada CBD" almost certainly refers to Cluster 1 and not to the office you would be buying. Note also the wording Arada itself uses: anticipated completion. That is a target, not a contractual promise to you — the date that binds anyone is the completion date written into your SPA, together with whatever delay provisions sit alongside it. Ask for both.

• Construction on Phase 1 was already under way as of the March 2026 brochure. We have not seen a dated progress report for Building 10 specifically, and we do not publish progress claims we cannot date.
• The building is planned as basement parking on two levels, ground-floor parking and retail, a level of podium parking, offices on levels 2 to 7, and a green roof terrace at level 7 — per the stacking diagram in the Building 10 factsheet.
• Under the Lease Management Agreement, completion matters twice: it is when the second 50% falls due under Option 2, and it is when the rental term starts under that option.

What this costs beyond the price, and what can go wrong

An 8% net return with the service charges paid by someone else is an unusually clean structure by UAE standards. That is exactly why it is worth being precise about what sits outside it.

Registration fees

Payable to the Sharjah Real Estate Registration Department on transfer. Arada's source kit does not state the rate, and published third-party figures disagree — we have seen 2% and around 4% quoted for the same transaction type. We are not going to pick one. Confirm the current rate with SRERD or with Arada in writing and budget from that, not from a broker's blog.

Service charges

Paid by Aljada Developments LLC for the ten-year term under clause 6.8(b). After the term ends they become yours, and the rate for Building 10 has not been published. If you are modelling year 11 onwards, you are modelling without this number.

VAT

Commercial property in the UAE is generally subject to VAT, unlike residential. It affects the purchase, the rent and your ability to recover input tax. Take tax advice; do not assume residential treatment applies.

Fit-out and partitions

The brochure floor plans state it explicitly: partitions shown are indicative and are not included in the sale. What you buy is the floor plate. Confirm the delivered specification in writing.

Counterparty risk

The single largest risk in this structure. For ten years your income depends on one company continuing to pay, with no bank guarantee and no escrow behind it, under Sharjah law and Sharjah jurisdiction. Arada is a substantial master developer and controls the whole Aljada community around the building — which is a genuine argument in its favour — but that is a commercial judgement, not a certainty.

Exit liquidity

You can sell during the term, but the buyer inherits the LMA for whatever remains of it (clause 6.8(c)). That narrows your buyer pool to people who want the same structure, and it means the attractiveness of your office to a purchaser changes as the remaining term shortens.

Market context

Sharjah's commercial market is smaller and thinner than Dubai's, with fewer comparable transactions to price against. That cuts both ways: less competing supply of purpose-built Grade A stock, but also less evidence when you come to value or exit.

None of the above is legal or tax advice. It is the list of questions we would want answered before committing our own money, published so you can put them to your own adviser.

How Arada CBD compares with the Dubai office options

Arada CBD is the low-entry, contracted-income end of the commercial market we cover. These are the alternatives, and they are genuinely different propositions rather than variations on the same one.

• AHS Tower, Sheikh Zayed Road — a 69-storey Grade A tower on Dubai's main business corridor. Primary sales sold out in February 2026, so entry is resale only at AED 15.95M and up, roughly six times the entry here, with no income structure attached. Prestige address versus contracted income: that is the trade.
• Lumena by Omniyat, Business Bay — office units, half floors and full floors in Dubai's Business Bay, close to DIFC. Dubai jurisdiction and a deeper resale market, without a developer leaseback.
• Haus of Tenet by IRTH, Business Bay — a smaller art-led Grade A tower with classic, garden and terrace offices. The comparison if you want a Dubai address at a smaller floor plate.
• For Arada's other projects and its track record as a master developer, see the Arada developer profile. To compare against everything else we cover, use the full project catalogue.