On 27 October 2026 AHS Properties announced AHS Twin Towers. It turns the Shangri La Dubai on Sheikh Zayed Road into a Grade A office building of more than one million sq ft. The hotel is being refurbished and repositioned, not demolished, according to Construction Week.
Two days in, the coverage is full of headline numbers and short on detail. This is what is confirmed, what has only been reported and what AHS has not published yet.
AHS Twin Towers at a glance
| Item | Detail | Source |
|---|---|---|
| Developer | AHS Properties, founded by Abbas Sajwani. See our AHS Properties projects. | Construction Week |
| Site | The Shangri La Dubai hotel on Sheikh Zayed Road | Construction Week |
| Acquisition | AED 1.1 billion (about $300 million) in 2026 from Mismak, a First Abu Dhabi Bank unit | Construction Review |
| Size | More than 1,000,000 sq ft | Construction Week |
| Floors | Ground plus 49 upper floors. Developer launch material cites ground plus 50. | Construction Review |
| Office floors | Full floors of about 16,000 sq ft, plus half floor options | Construction Review |
| Design | Gensler, with interiors by AHS Atelier | Construction Week |
| Amenities | 30,000+ sq ft wellness and fitness, 12,000+ sq ft dining, executive lounges, a lap pool and a rooftop sky garden | Construction Week |
| Parking | More than 1,000 spaces | Construction Week |
| Target completion | 2028 | Construction Review |
How much is AHS Twin Towers worth?
The development is reported at $1.3 billion, the figure in Bloomberg’s headline. Entrepreneur Middle East gives AED 4.5 billion but does not say whether that is cost or end value. The AED 1.1 billion number is the price AHS paid for the hotel. It is not the development value.
Briefs Finance, citing Bloomberg, puts the refurbishment budget above $100 million.
Are the offices for sale?
Reported, yes. According to Briefs Finance, which cites Bloomberg, investors can buy freehold floors off plan and AHS plans to keep about one fifth of the building for its own rental portfolio. The same report puts initial asking prices above AED 4,000 per sq ft.
At that reported rate a full floor of about 16,000 sq ft would cost more than AED 64 million. Treat that as arithmetic on a reported number, not a price list. Sajwani told Construction Review that more than 30% of the office space is already booked.
AHS has not published a project page, a price list or a payment plan. We will not quote one until it does.
AHS Twin Towers vs AHS Tower
AHS Properties now has two office projects on Sheikh Zayed Road, and buyers mix them up.
| AHS Tower | AHS Twin Towers | |
|---|---|---|
| Former building | The vacant Clock Tower, bought in July 2024 | The Shangri La Dubai hotel, bought in 2026 |
| Height | 69 storeys, 328 m | Ground plus 49 upper floors |
| Sales | Sold out during development, more than $700 million | More than 30% booked, as reported |
| Status | Under conversion | Announced 27 October 2026, target 2028 |
If a broker sends you AHS Tower inventory, it is a different building with a different timeline. Ask for the project name and the DLD project number in writing.
Why Grade A offices on Sheikh Zayed Road
Dubai office demand is strong and Grade A space is short. CBRE’s UAE market review for Q2 2026 showed average Dubai office rents up about 13% year on year, prime rents up about 16% and occupancy near 94%, as Arab News reported.
Sajwani’s own read is a “big shortfall on Grade A offices”, and Construction Week notes that much of the new office supply is not due until 2029 to 2031. AHS Twin Towers is targeting 2028, ahead of that wave.
AHS is not alone on the road. LMD launched the Christian A. Rockefeller Business Tower this month, and we compared it with Ellington’s Business Bay launch in Berkeley Tower vs Christian A. Rockefeller Tower. For the investment case and the risks, read our guide to commercial office investment in Dubai.
What to check before you reserve a floor
- The project is registered. Look it up in the DLD Project Status Enquiry by name or project number.
- Your payments go into the project escrow account under Dubai Law No. 8 of 2007, never a personal or general company account.
- The SPA states the floor, the area in sq ft, the payment plan and the completion date.
- You know the expected service charge per sq ft and what the shared amenities add to it.
- You know when you can resell or lease before completion and what the developer charges for it.
What is not published yet
- An official price list or payment plan
- A DLD project number and escrow account
- A confirmed handover date beyond the 2028 target
- Service charge estimates
- Floor plans
We will update this article when AHS Properties publishes them. To register interest or get the details first, call +971 4 529 9647 or contact our team.
Frequently asked questions
What is AHS Twin Towers?
AHS Twin Towers is a Grade A office development by AHS Properties on Sheikh Zayed Road, Dubai. It converts the Shangri La Dubai hotel into more than one million sq ft of offices, wellness and dining space. It was announced on 27 October 2026.
Is the Shangri La Dubai being demolished?
No. Construction Week reports that the hotel is being refurbished and repositioned into AHS Twin Towers rather than built from new. The existing tower is being converted.
How much does an office in AHS Twin Towers cost?
AHS has not published a price list. Briefs Finance, citing Bloomberg, reports initial asking prices above AED 4,000 per sq ft, with full floors of about 16,000 sq ft.
When will AHS Twin Towers be completed?
Completion is targeted for 2028, according to Construction Review. AHS Properties has not published a confirmed handover date.
Is AHS Twin Towers the same as AHS Tower?
No. AHS Tower is the former Clock Tower on Sheikh Zayed Road, bought in July 2024 and sold out during development. AHS Twin Towers is the former Shangri La Dubai, announced in October 2026.
Sources: Construction Week, 27 Oct 2026; Construction Review, 28 Oct 2026; Bloomberg, 27 Oct 2026; Briefs Finance, 27 Oct 2026; Entrepreneur Middle East, 28 Oct 2026; Arab News on CBRE Q2 2026; Gulf News on AHS Tower.