Silicon Information Technology Tower

TL;DR: SIT Tower (Silicon Information Technology Tower) is a completed 26-storey Grade A commercial skyscraper in Dubai Silicon Oasis, developed by BNH Real Estate Developer. Housing 382 office units across a total construction value of AED 183 Million, the tower offers flexible office spaces from 850 to 5,178 sq ft starting from AED 600,000 for purchase or AED 28,000/year for rent. It features 850 parking spaces across 3 basement levels, a rooftop helipad, a 10,000+ sq ft gymnasium, and conference facilities. ROI ranges from 6% to 10% with freehold ownership.

Introduction to SIT Tower

The Silicon Information Technology Tower (universally known as SIT Tower) is a landmark 26-storey commercial skyscraper positioned at the heart of Dubai Silicon Oasis (DSO) — the UAE's only integrated free zone where businesses can operate within a 7.2-square-kilometre master-planned technology park that seamlessly combines commercial, residential, educational, and retail infrastructure. Developed by BNH Property Real Estate Development and Management (BNH Real Estate Developer) under the project leadership of founder and CEO Muhammed Nasir Iqbal, the tower was constructed at a total project cost of AED 183 million (approximately USD 49.8 million).

Groundbreaking commenced in September 2007, with structural completion achieved in December 2010 and official handover in May 2013. At the time of opening, SIT Tower was the tallest building on the Emirates Road corridor and remains the tallest commercial tower within Dubai Silicon Oasis. The all-concrete structure, designed by lead architect and engineer Adnan Saffarini of Adnan Saffarini Consulting Engineers, reaches approximately 100 to 114 metres in height across its 26 above-ground floors and 3 basement levels.

Location and Connectivity

SIT Tower occupies Plot 13-016 on Street 90/74 within Dubai Silicon Oasis, approximately 600 metres from Sheikh Zayed Bin Hamdan Al Nahyan Street (D54). The tower benefits from direct access to two of Dubai's most important arterial highways: Sheikh Mohammed Bin Zayed Road (E311) and the Dubai–Al Ain Road (E66).

Key Drive Times from SIT Tower:

• Downtown Dubai: approximately 20 minutes
• Dubai International Airport (DXB): approximately 25 minutes
• Silicon Central Mall: adjacent
• Dubai Academic City (University of Wollongong, Manipal University, Murdoch University): nearby

DSO is served by multiple RTA bus routes (320, 321, 365, 367, X25, 50), with the nearest Dubai Metro station currently Centerpoint Station on the Red Line (approximately 14 to 15 minutes by car). A transformative infrastructure upgrade is scheduled with the Dubai Metro Blue Line (operational 2029), which will include a dedicated station within DSO — one of 14 new stations designed by Skidmore, Owings and Merrill. This will provide direct metro connectivity from SIT Tower to the Red and Green Line networks for the first time.

DSO Free Zone Business Benefits

SIT Tower is situated within the Dubai Silicon Oasis free zone, a government-owned technology park established in 2003 by Emiri Decree and governed by the Dubai Silicon Oasis Authority (DSOA). The zone offers significant regulatory and fiscal advantages for commercial tenants:

• 100% foreign ownership with no requirement for a local sponsor or UAE national partner
• 100% repatriation of capital and profits in any currency
• 0% corporate tax on qualifying income for businesses registered as Qualifying Free Zone Persons under UAE Corporate Tax Law (Federal Decree-Law No. 47 of 2022)
• 50-year tax guarantee under DSO's founding legislation (Law No. 16 of 2005)
• 0% customs duty on goods imported into DSO for business operations
• Investor and employee residency visas issued directly by DSOA (1 visa per 9 square metres of leased space)
• Business licence types include Service, Trade, and Industrial licences starting from AED 11,900 to AED 12,000 per year

The free zone hosts over 2,500 registered companies from 70 or more nationalities, including global technology multinationals such as IBM, Microsoft, Oracle, SAP, Hewlett-Packard, Dell Technologies, Cisco Systems, Intel, Qualcomm, Broadcom, Nvidia, ARM, and Siemens. The on-site DTEC (Dubai Technology Entrepreneur Campus) serves as a globally recognised startup accelerator. DSO also operates a state-of-the-art data centre with 6 MW capacity, supported by 7 power stations providing uninterrupted DEWA-connected power across the zone.

Building Specifications

SIT Tower's structural configuration comprises 3 basement levels (parking), a ground floor (retail and lobby), and 26 above-ground commercial floors:

• Total Office Units: 382 commercial units plus 7 to 8 ground-floor retail and food-and-beverage shops
• Office Size Range: 850 to 5,178 square feet (79 to 481 square metres)
• Parking: 850 car parking spaces across 3 dedicated basement levels
• Elevators: Multiple high-speed elevator systems supplied by Mitsubishi Elevator and Escalator
• Helipad: Dedicated rooftop helipad
• Construction Type: All-concrete structural system

Office unit configurations include fitted and fully equipped offices (move-in ready with furniture and fittings), semi-fitted offices (basic fit-out, customisable), shell-and-core partitioned offices (for bespoke corporate fit-outs), and segregated multi-room configurations for larger corporate tenants.

Office Pricing

Current Sale Prices (2025 market data):

• 850 to 900 sq ft compact offices: AED 600,000 to AED 900,000 (approximately AED 700 to 900 per square foot)
• 1,300 to 1,488 sq ft mid-range offices: AED 845,000 to AED 1,500,000
• 2,000 to 2,150 sq ft corporate offices: AED 1,300,000 to AED 2,400,000
• 4,150+ sq ft flagship offices: approximately AED 4,750,000
• Price per square foot range across DLD transaction data: AED 669 to AED 1,330

Current Annual Rental Prices:

• 850 sq ft compact office: AED 28,000 to AED 33,000 per year
• 943 sq ft fitted office: AED 33,000 per year
• 1,488 sq ft standard office: AED 52,000 per year
• 2,000+ sq ft corporate offices: AED 96,000 to AED 180,000 per year
• 5,178 sq ft large office: AED 178,000 per year

Rental rates per square foot range from AED 33 to AED 120 annually, positioning SIT Tower as value-grade commercial space compared to DIFC (AED 220 to 500+ per square foot), Downtown Dubai (AED 150 to 300), and Business Bay (AED 100 to 180) — offering lower entry costs with stronger yield relative to acquisition price.

Amenities and Facilities

SIT Tower delivers a comprehensive business-focused amenity package designed for corporate efficiency and tenant wellness:

Fitness: A dedicated gymnasium exceeding 10,000 square feet with monthly subscription access for all tenants.

Business Facilities: Professional conference rooms, meeting rooms, a business centre with support services, training rooms, and co-working and shared workspace zones.

Ground-Floor Retail and Dining: Confirmed tenants include Domino's Pizza, Salaam Namaste restaurant, a pharmacy, a cafe, an ice cream shop, and a confectionery. A food court area serves the broader tenant population.

Security and Building Management: 24/7 CCTV video surveillance, round-the-clock on-site security staff, concierge and reception services, intercom facility, fire fighting systems with smoke and heat sensors, and keyless entry systems.

Technical Infrastructure: Central air conditioning (chilled water system), high-speed broadband connectivity leveraging DSO's zone-wide fibre optic backbone, and power backup systems. DEWA water supply operates 24/7.

Service Charges

Service charges for SIT Tower are structured as follows: general building service charge at AED 10.70 per square foot per year, plus unit-level air conditioning (chilled water) at AED 3.03 per square foot per year, totalling approximately AED 13.73 per square foot annually. For a 2,150 square foot unit, this translates to approximately AED 29,500 to AED 35,000 per year in total service charges. These rates fall within the moderate range for DSO commercial buildings (AED 6 to AED 15 per square foot market-wide).

Developer Profile: BNH Real Estate Developer

BNH Property Real Estate Development and Management (trading as BNH Real Estate Developer) was founded by Muhammed Nasir Iqbal and is managed by Muhammed Bilal Falak (Managing Director) and Muhammad Hamza Falak (Director) as a family-owned development business operating from Dubai and Pakistan. SIT Tower serves as both the company's flagship development and its registered corporate address.

BNH's broader portfolio includes BNH Tower 3 (International City 2), Equiti Apartments (International City 2), Equiti Arcade (Al Furjan), Equiti Residences (Al Furjan), and Kalot Building (Al Furjan). Projects under development include Equiti Garden, Equiti Gate (Downtown Jebel Ali), Equiti Home (Al Furjan West), and Equiti Tower (International City 2). The developer maintains an average construction duration of approximately 18 months per building with 3 consecutive timely completions and zero delayed projects on record, earning a professional rating of 95 out of 100 on InsideDubaiEstate.

Investment Potential and ROI

SIT Tower delivers competitive returns within the DSO commercial submarket, with ROI estimates ranging from 6% to 10% across multiple independent property portals. Metropolitan Premium Properties and Altair Real Estate cite 6% to 7% ROI, while PropertyStellar and Skyloov estimate 7% to 8% average yields with premium units achieving up to 10%.

Historical transaction data confirms 342 office transactions totalling approximately AED 306 million recorded through the Dubai Land Department from 2013 to 2026, indicating sustained secondary market liquidity. DSO commercial stock maintains 90% or higher occupancy rates across the zone. The upcoming Dubai Metro Blue Line station within DSO (2029) represents a significant future value catalyst — historical data from existing Dubai metro stations demonstrates 15% to 20% capital appreciation in surrounding properties following station openings. Freehold ownership with 100% foreign eligibility and the zone's 50-year tax guarantee provide structural investment advantages for long-term holders.