The verdict in three sentences
A regional real estate director looking for 1,500 sq m of offices in Dubai shortlists buildings online, often from London, Mumbai or Riyadh, before booking a flight. An office developer's website must therefore show availability by floor, divisible areas, indicative rent and technical specifications, then turn browsing into a qualified viewing request. Kolonell builds this site for 800,000 to 3,500,000 FCFA (1,220 to 5,340 EUR) depending on the Starter, Growth or Premium tier, in 8 weeks.
Dubai's office market in 2026 and what tenants compare
With Grade A occupancy in DIFC and Downtown close to full, companies setting up regional headquarters look at Business Bay, Dubai Hills and new free zone towers. Asking rents range from about AED 180 to AED 350 per sq ft per year depending on location and grade (order of magnitude 2026). A corporate tenant compares five or six buildings on precise criteria, and the site must answer each one.
| Tenant criterion | Prime Grade A (DIFC, Downtown) | Emerging district (Business Bay, Dubai Hills) | What the site must show |
|---|---|---|---|
| Indicative rent | AED 280 to 350 per sq ft per year | AED 180 to 250 per sq ft per year | Range by floor, estimated service charge |
| Service charge | AED 25 to 40 per sq ft per year | AED 18 to 30 per sq ft per year | Breakdown: chiller, security, facilities |
| Typical floor plate | 1,000 to 2,000 sq m | 600 to 1,400 sq m | Floor plan, divisible from 150 sq m |
| Parking | 1 bay per 50 to 80 sq m | 1 bay per 30 to 50 sq m | Ratio and monthly fee |
| Licensing | Free zone or mainland | Often both options | Licence type available per building |
| Handover | Expected completion date | Ready now | Construction schedule kept current |
For an international group, licensing is often the deciding factor: free zone or mainland, and whether the building qualifies for the chosen authority. A developer that explains this on a dedicated page saves weeks of email exchanges.
Features and Kolonell budget by tier
The site serves two audiences. Tenants want plans, areas and a viewing. Investors (insurers, pension funds, family offices) want occupancy, lease quality and the timetable. A qualified investor page with an information pack sent on request covers most needs.
| Feature | Starter 800,000 to 1,200,000 FCFA | Growth 1,200,000 to 2,000,000 FCFA | Premium 2,000,000 to 3,500,000 FCFA |
|---|---|---|---|
| Project, district, contact pages | Yes | Yes | Yes |
| Floor plans | Static images | Clickable plans with availability | Interactive plans filterable by area |
| 3D tour | External link | Embedding of an existing tour | Embedding with guided route |
| Viewing request | Simple form | Qualifying form (area, date, headcount) | Qualification plus online booking |
| Investor area | No | Dedicated page | Pack on request with tracking |
| SEO and analytics | Basic | Blog and analytics | Advanced SEO and conversion tracking |
In EUR, these tiers sit at 1,220 to 1,830, 1,830 to 3,050 and 3,050 to 5,340 EUR. Dubai agencies typically quote AED 60,000 to AED 180,000 for a comparable leasing site (order of magnitude 2026). Producing the 3D tour itself is done by a specialist and priced in the quote. Languages are set in the quote; Arabic with right to left layout is common for local investors. Monthly maintenance: 35,000, 75,000 or 120,000 FCFA (53, 114 or 183 EUR).
The 8 week plan: leasing workshops and plan collection (week 1), drafting and translation (weeks 2 and 3), design and plan integration (weeks 4 to 6), testing with the leasing team (week 7), launch and campaign (week 8).
Turning an online visit into a signed lease
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The viewing request is the core. A form asking for target area, headcount, move-in date and rent budget lets the leasing manager propose two or three suitable units straight away. Sites asking these four questions receive fewer requests, but those requests turn into physical viewings three to four times more often. Updating availability at least weekly avoids showing a floor already under offer to a prospect flying in.
Mini case study
Layla, head of leasing for a developer in Business Bay, must pre-lease 18,000 sq m. She picks a Premium site at 3,200,000 FCFA plus Premium maintenance at 120,000 FCFA a month, about 4,640,000 FCFA (around 7,070 EUR) in year one.
If the site brings just two extra leases of 800 sq m (about 8,600 sq ft each) at AED 220 per sq ft per year, that is 2 × 8,600 × 220 = AED 3,784,000 of annual rent. Even counting only one lease signed three months earlier thanks to the site, the rent gained, 8,600 × 220 / 12 × 3 = AED 473,000, covers the investment many times.
FAQ
Should rents be published? A range by floor (for example AED 200 to 240 per sq ft per year) filters out unqualified requests without locking negotiation. Around 60 % of Grade A developers now do so.
Is a 3D tour essential? For a completed building it saves many overseas trips. For a building under construction, a 3D model per floor does the same job; it is priced in the quote according to the number of levels.
How long to launch? 8 weeks on average, provided architect plans and technical sheets are available in week 1.
Can the site cover several buildings? Yes, each project gets its own page; adding a project needs only a new page and its plans, no rebuild.
How is the investor pack protected? It is sent after qualification through a named link with limited access, for example 30 days.
Let's scope your project. Floor plans, qualified viewing requests and an investor area, live in 8 weeks. Detailed quote within 48 h. WhatsApp +221 77 596 93 33.
Mohamed Bah
Fondateur, Kolonell
Passionate about digital and entrepreneurship in Africa, Mohamed has been helping Sénégalese businesses with their digital transformation since 2020. Founder of Kolonell, he believes every SME deserves a professional and accessible online présence.
