Introduction

Emaar Square Building 3 Downtown Dubai sits in one of Dubai’s best-known business locations.

This is an office building. Not residential.

It forms part of Emaar Square, a commercial complex beside The Dubai Mall and close to Burj Khalifa. Businesses here get a Downtown address while staying near DIFC, Business Bay and major Dubai roads.

The setting is a big reason people look here.

But there is more to check.

Office sizes vary a lot. Small serviced suites are available alongside much larger corporate spaces. Rent can change sharply depending on the floor, fit-out, view, parking and services included.

Here is the full picture.

Quick Facts About Emaar Square Building 3

Detail	Information
Property	Emaar Square Building 3
Location	Downtown Dubai, Dubai, UAE
Property use	Commercial offices
Development	Emaar Square
Developer	Emaar Properties
Building standard	Grade A office space
Emaar Square complex	Six commercial buildings
Completion	Reported as 2007 in DLD-linked project data
Ownership type	Freehold commercial property
Nearby landmark	The Dubai Mall
Major nearby landmark	Burj Khalifa
Office choices	Serviced, furnished, fitted and shell-and-core options
Parking	Available with selected offices; allocation varies
Public transport	Dubai Metro and bus access nearby
Current market	Offices available for lease
Major 2024 transaction	AED 505 million acquisition by Driven Properties
Reported 2026 transaction	AED 725 million sale to an international family office

Emaar’s own commercial property information describes Emaar Square as a six-building business complex in Downtown Dubai, next to The Address Dubai Mall and The Dubai Mall, with views toward Burj Khalifa. JLL currently markets Building 3 as Grade A office space.

What Is Emaar Square Building 3?

Emaar Square Building 3 is a dedicated commercial property inside the larger Emaar Square office development.

The focus is business.

Companies can find traditional corporate offices, ready-fitted spaces and serviced offices here. JLL is currently marketing both serviced workspace and large shell-and-core space inside Building 3.

That creates an interesting mix.

A small firm may rent a compact furnished office. A larger company can look at thousands of square feet and build its own layout.

So two offices inside the same building can feel completely different.

Where Is Emaar Square Building 3 Located?

The building is in Downtown Dubai.

That puts it inside Emaar’s flagship Downtown district, positioned between Sheikh Zayed Road and Financial Centre Road. The wider district includes Burj Khalifa, The Dubai Mall, Dubai Opera and many hotels, restaurants and commercial properties.

Emaar Square itself sits next to The Dubai Mall.

That matters day to day.

Staff can reach shops, cafés and restaurants without travelling far. Clients coming from DIFC, Business Bay or Sheikh Zayed Road also have relatively direct access to the area.

JLL’s current Building 3 listing highlights access to Sheikh Mohammed bin Rashid Boulevard, Dubai Mall, Dubai Opera, Dubai Metro and major highway connections.

Is It Close to Burj Khalifa and Dubai Mall?

Yes.

These are two of the biggest location points.

Emaar states that the Emaar Square business complex is next to The Dubai Mall and overlooks Burj Khalifa.

Some current offices are actually marketed with Burj Khalifa views.

One September 2026 listing for a 3,883 sq ft office specifically advertises a Burj Khalifa view.

Of course, the exact view depends on the office.

Floor position matters.

Window direction matters too.

So never assume every unit has the same outlook.

Office Types Inside Emaar Square Building 3

There is no single office format here.

You can currently find several types.

Serviced Offices

These are ready-to-use spaces.

Furniture may already be installed. Internet, cleaning, reception services, electricity, cooling and Ejari may also be included depending on the provider.

For example, a current Colliers-marketed business-centre option offers serviced offices from around 100 sq ft, with flexible contracts, furniture, Ejari, electricity, air conditioning, cleaning, Wi-Fi and receptionist support listed among the package features.

Easy setup. Less work.

But check the actual yearly cost.

Small serviced offices can carry a high price per square foot because many services are packed into one payment.

Fitted Offices

A fitted office already has much of the interior work done.

That could include flooring, ceilings, lighting, meeting rooms, partitions and work areas.

Current Building 3 listings include fitted spaces measuring several thousand square feet. One September 2026 listing covers 4,412 sq ft and describes the office as fully fitted and vacant.

Furniture may or may not be included.

Always check.

Furnished Offices

Some spaces come with desks, chairs and office equipment already in place.

A currently advertised 1,808 sq ft office includes furniture and equipment along with several building and office services.

This can suit companies that want to move quickly.

Shell-and-Core Space

This is the opposite approach.

You get a basic space and build much of the interior yourself.

JLL is currently advertising large shell-and-core accommodation in Building 3 starting from about 11,521 sq ft, with an advertised asking rate of AED 335 per sq ft.

This gives a company more control.

But fit-out costs can be big.

How Small Can an Office Be?

Pretty small.

A current September 2026 Colliers business-centre listing shows a 149 sq ft serviced office for five desks at AED 132,000 per year before VAT. The same listing says serviced spaces start from about 100 sq ft.

Another current listing shows a 438 sq ft furnished office designed for nine people.

So Building 3 is not only for large companies.

Smaller teams can find space too.

How Large Can Offices Be?

Much larger options exist.

JLL currently markets Building 3 space starting at about 11,521 sq ft, with the listing showing availability extending across much larger combined areas.

This makes the property useful for regional offices, larger professional firms and companies needing whole-floor or multi-floor space.

Again, availability changes.

A large office listed today may be leased tomorrow.

Facilities at Emaar Square

Emaar lists a number of business facilities across the wider Emaar Square complex.

These include express elevators, advanced telecom systems, high-speed internet connectivity, video-conferencing facilities, central satellite television, retail services, cafés, delis, a VIP drop-off area and landscaped lawn space used for corporate events.

Current Building 3 listings also mention features such as:

• Building lobby
• Central air conditioning
• Security
• Covered parking
• Conference rooms in selected serviced-office packages
• Reception services in selected business centres
• Cleaning in selected serviced-office packages
• High-speed internet in selected packages
• Ejari with selected serviced offices
• Business-centre facilities

The key words are selected packages.

Do not assume the cheapest office includes everything.

Ask what is inside the rent.

Parking at Emaar Square Building 3

Parking varies by office.

There is no safe fixed number that applies to every tenant.

Current listings make this clear.

A 1,808 sq ft furnished office advertised in September 2026 includes four parking spaces. A 2,454 sq ft office is being marketed with six spaces. Another 894 sq ft coworking listing says there is no allocated parking.

Big difference.

So ask about parking before signing.

For a team that drives every day, this can change the real cost of the office.

Metro Access

Metro access is another reason the location gets attention.

Current commercial listings describe Emaar Square as having easy access to Dubai Metro. One CBRE listing markets its Building 3 office as being about a five-minute indoor walk from the Dubai Mall Metro station.

JLL also describes the building as being minutes from Dubai Metro.

That can help staff who do not drive.

It also reduces reliance on office parking.

Retail, Cafés and Business Services

The wider Emaar Square development contains around 62,000 sq ft of retail options and business services, according to Emaar.

Boutique-style cafés and delis are part of the complex too.

Then there is The Dubai Mall nearby.

So food, shopping and meeting options are easy to find.

For staff, that is useful.

For visiting clients, same story.

Current Emaar Square Building 3 Rent Examples

There is no single rent for Building 3.

Office type changes everything.

Serviced suites can look very expensive per square foot because furniture, utilities, cleaning, internet and support services may already be included.

Large standard offices usually work differently.

Here are real asking-price examples checked in September 2026:

Office Size	Advertised Annual Rent	Notes
149 sq ft	AED 132,000	Serviced business-centre office
438 sq ft	AED 433,620	Furnished, all-inclusive serviced office
1,808 sq ft	AED 1,080,000	Furnished office with 4 parking spaces
2,454 sq ft	AED 1,399,000	Furnished office with 6 parking spaces
3,883 sq ft	AED 1,436,710	Office marketed with Burj Khalifa view
4,412 sq ft	AED 1,668,700	Fully fitted office
11,521+ sq ft	AED 335 per sq ft asking rate	Shell-and-core space marketed by JLL

These are asking prices, not fixed building rates. They were visible in current September 2026 listings and can change at any time.

Why Do Small Offices Cost So Much Per Square Foot?

Because you may be paying for more than space.

Basically, serviced-office pricing can include furniture, reception staff, internet, cleaning, utilities, meeting areas, Ejari and office support.

One 438 sq ft current listing, for example, says its annual figure includes furniture, internet, utilities, cooling, housekeeping and shared business-centre facilities.

A standard lease may price these items separately.

So comparing two offices only by size can be misleading.

Check the full package.

Is Emaar Square Building 3 Freehold?

Current Dubizzle validated building information identifies Emaar Square Building 3 as freehold and commercial in use.

That describes the property’s ownership structure.

It does not mean every tiny serviced office advertised online is being sold as a separate freehold unit. Many small listings are leased suites inside larger business-centre premises.

That distinction matters.

How Many Floors Does Building 3 Have?

Public property sources do not all use the same floor count.

Current Dubizzle validated building information lists nine floors. Some other property databases have used a different count, likely because ground, podium or office levels can be counted differently.

For a normal office search, this difference is minor.

For legal, valuation or purchase work, check the official property documents rather than relying on a portal description.

The AED 505 Million Deal in 2024

Building 3 also has a notable transaction history.

Driven Properties acquired Emaar Square Building 3 for AED 505 million in November 2024.

Khaleej Times and Gulf News reported that the transaction involved a property spanning about 378,885 sq ft and was described at the time as Downtown Dubai’s biggest property deal of 2024.

That was a whole-building investment deal.

Not a normal office lease.

What Happened in 2026?

A second major deal was reported in 2026.

Driven Properties founder Abdullah Alajaji said the company sold Emaar Square Building 3 in August 2026 for AED 725 million to an international family office.

His public statement says the property had been bought for AED 505 million in 2024. A September 2026 property report also covered the AED 725 million sale.

The buyer’s name was not publicly identified in the reliable material checked for this article.

So it should not be guessed.

What Businesses Could Consider This Location?

Emaar Square Building 3 can fit different company sizes.

Serviced suites may suit small teams, new Dubai entities, consultants and regional representatives.

Larger fitted spaces can work for established companies.

Shell-and-core floors may suit businesses that want their own office design.

The central location can also appeal to companies that regularly meet clients in Downtown Dubai, DIFC or Business Bay.

Still, price matters.

This is prime commercial space.

Things to Check Before Renting

Do not judge an office from photos alone.

Ask for the actual commercial terms.

Check:

• Exact office area
• Annual rent
• VAT
• Security deposit
• Number of cheques
• Ejari
• Service charges
• Electricity and cooling
• Internet
• Furniture
• Cleaning
• Meeting-room access
• Allocated parking
• Extra parking cost
• Fit-out condition
• Office access hours
• After-hours air-conditioning charges
• Licence requirements
• Lease length
• Renewal terms
• Move-in date

Actually, this can save a lot of trouble.

Two listings in the same building can have completely different terms.

Is Emaar Square Building 3 a Residential Building?

No.

It is a commercial office property.

Emaar describes Emaar Square as an established commercial precinct in Downtown Dubai, while current listings for Building 3 are for offices and business-centre spaces.

Anyone searching for an apartment should look elsewhere in Downtown Dubai.

Final Thought

Emaar Square Building 3 has one big strength: location.

It sits inside Downtown Dubai, beside one of the city’s best-known retail and business areas, with Burj Khalifa, Dubai Mall, metro access and major commercial districts nearby.

Office choice is broad too.

Tiny serviced suites exist. Large corporate floors exist. Furnished, fitted and shell-and-core options can all appear on the market.

But pricing needs care.

Do not compare a serviced suite with a bare corporate floor and assume the cheaper price per square foot tells the whole story. Check utilities, furniture, Ejari, parking, cleaning and other costs first.

The building’s recent AED 505 million acquisition in 2024 and reported AED 725 million sale in 2026 also show how much investor attention has been placed on this Downtown commercial asset.

For businesses wanting a recognised Downtown Dubai office address, Emaar Square Building 3 remains a property worth checking closely.

FAQs

Where is Emaar Square Building 3?

Emaar Square Building 3 is in Emaar Square, Downtown Dubai, close to The Dubai Mall and Burj Khalifa.

Is Emaar Square Building 3 residential or commercial?

It is a commercial office building. Current listings cover offices and serviced business-centre spaces.

Who developed Emaar Square?

Emaar Properties developed the Emaar Square commercial complex.

Is Emaar Square Building 3 close to Dubai Mall?

Yes. Emaar describes the Emaar Square complex as being next to The Dubai Mall.

Can I rent a small office in Building 3?

Yes. Current serviced-office listings start from around 100 sq ft, depending on availability.

Are large offices available?

Yes. JLL currently markets shell-and-core accommodation starting from about 11,521 sq ft.

Does Emaar Square Building 3 have parking?

Yes, parking is available with selected offices, but allocations differ. Current listings range from no allocated space for some coworking products to several spaces for larger offices.

Is Emaar Square Building 3 near Dubai Metro?

Yes. Current commercial listings describe Dubai Metro as nearby, with one listing advertising about a five-minute indoor walk to Dubai Mall Metro station.

How much is office rent in Emaar Square Building 3?

There is no fixed rate. In September 2026, current asking prices range from smaller serviced offices costing around AED 132,000 per year to large offices costing well above AED 1 million per year. JLL is also advertising large shell-and-core space at AED 335 per sq ft.

Who owns Emaar Square Building 3 now?

Driven Properties bought the building for AED 505 million in 2024. In September 2026, founder Abdullah Alajaji said it had been sold in August 2026 for AED 725 million to an international family office. The buyer’s name was not publicly disclosed in the sources checked.

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