Dubai South HQ/Image: Supplied
Global property and advisory firm BlackBrick has released new analysis indicating a major shift in how Dubai residents and businesses are deciding where to locate their offices. While the emirate is investing heavily in one of the largest mobility upgrades in the region’s history — including 226km of new roads, 115 bridges, multi-level interchanges, intelligent traffic systems, and corridor expansions — the most significant reductions in commute times are being driven by a different trend: the rise of neighbourhood business hubs inside residential communities.
According to BlackBrick, demand is accelerating for commercial spaces in secondary business districts — areas where residents can live, work, socialise and run companies within a 10–15 minute radius. The shift is driven by increasing traffic levels and a growing appetite for time-efficient, lifestyle-friendly working models.
“Traffic has become a dinner table topic in Dubai, but it is also an investment thesis,” said Matthew Bate, founder and CEO of BlackBrick. “If you buy or lease in the right mixed-use communities now, you are not just getting an office, but locking in time – now seen as the ultimate Dubai luxury by time-poor residents. Choosing an office in Expo City, Dubai South, Dubai Hills, or Motor City means converting a congested 45-minute journey into a ten-minute trip, which can have a meaningful impact on quality of life. Think longer mornings with the family, interaction at the school gates, leisurely evenings with friends, and an overall lifestyle aligned with Dubai’s ability to offer world-class convenience.”
BlackBrick identified five communities where this decentralisation trend is most pronounced:
Expo City Dubai: A walkable innovation hub
Expo City has transitioned into a permanent innovation district supported by 138 lane-km of new roads and 64 bridges delivered during the Expo phase. With free-zone offices, flexible workspaces and connectivity via Route 2020 Metro and an Dhs636 million road upgrade, the district offers a built-in commute advantage for residents of Dubai South, DIP, Jebel Ali and the Expo corridor.
Dubai South: Airport-backed commercial growth
Dubai South’s Business Park is gaining traction as a scalable, free-zone commercial hub anchored by Al Maktoum International Airport. Corridor upgrades across E311, E611 and Expo Road have improved flow across the southwest, with a future metro extension promising further connectivity.
Rents currently range from Dhs110–160 per sq ft per year, supported by low vacancy and strong demand from businesses based in communities such as Arabian Ranches, Town Square, Damac Hills and Dubai South itself.
Dubai Hills Estate: Centralised access with reduced congestion
Dubai Hills Business Park sits within a master community directly connected to Al Khail Road and Umm Suqeim Street. RTA corridor upgrades have reduced travel times by up to 60 per cent.
Residents of Dubai Hills, JVC, Barsha, MBR City and Arabian Ranches benefit from short commutes and a complete ecosystem of schools, clinics and Dubai Hills Mall. Office rents average Dhs280 per sq ft.
Motor City: Delivering the 15-minute work-life model
Motor City’s commercial core — including Control Tower, Detroit House and the Business Park — is supported by major improvements to SMBZ Road, reducing peak-time congestion by up to 70%.
Residents in Motor City, Sports City, Studio City and surrounding villa communities enjoy 5–10 minute commutes, with commercial assets seeing notable growth. Office sales in Control Tower now range from Dhs1,700–2,400 per sq ft.
Dubai Science Park: Stable, specialised demand
Serving the biotech, healthcare, wellness and professional services sectors, Dubai Science Park attracts long-term tenants who favour stability and specialised infrastructure. Commercial spaces are typically priced between Dhs1,600–1,800 per sq ft, supported by access to Al Khail Road and Sheikh Mohammed bin Zayed Road.
BlackBrick will continue publishing analysis on the evolution of these emerging business districts and providing advisory support to companies considering relocation closer to residential catchments.
