Mega Labour Camp for Sale in Jebel Ali Industrial Area — 1,463 Rooms | 8,778-Person Capacity | 9.4% Net ROI
Jebel Ali Industrial Area, Dubai·Developer: —
Description
A landmark institutional asset is available for acquisition in Jebel Ali Industrial Area, Dubai: a fully operational mega labour accommodation complex set on an expansive 300,002 sq.ft. (~6.88-acre) plot. With 1,463 rooms, a total approved capacity of 8,778 persons, and an integrated 6,000 sq.ft. ground-level retail zone, this is one of the most substantial worker-housing assets to come to market in the UAE.
The property is held as a leasehold interest, renewable annually with DREC (Dubai Real Estate Corporation), and is being offered at a total asking price of AED 285,000,000 (net to owner). The annual land lease obligation is AED 2,000,000, and annual maintenance expenses are stated at AED 1,000,000. Against a gross annual rental income of AED 30,000,000, the asset delivers a net annual income of AED 27,000,000 — equating to a 9.4% net return on investment at the listed price. These figures are as provided by the owner at the time of listing intake; buyers should conduct independent due diligence and verify current tenancy roll and operational costs before proceeding.
Each of the 1,463 rooms averages 165 sq.ft. and is rated for six occupants, yielding the 8,778-person approved capacity. The multi-storey infrastructure features dedicated kitchens and dining halls on every floor, ensuring self-contained operations at scale. A large open apron area accommodates worker-bus logistics and fleet management, a critical operational requirement for large industrial workforce deployments. The integrated retail zone at ground level provides essential services and represents an additional income stream beyond the primary accommodation revenue.
Location is a core part of this asset's investment thesis. Jebel Ali Industrial Area offers direct connectivity to Sheikh Zayed Road (E11) and Expo Road (E77), placing this complex within immediate reach of Dubai's principal industrial zones, port facilities, and free zone clusters. For investors benchmarking net yields across Dubai's commercial sector, the Dubai commercial cap rates and yield analysis for 2026 provides relevant context on where institutional returns currently sit across asset classes.
Acquisition costs to note: Transfer charges to the Dubai Land Department are estimated at AED 250,000 to AED 300,000 (approximate). VAT is applicable as per current legislation and is payable by the buyer — for a structured explanation of how VAT applies to commercial property transactions in Dubai, to the guide on VAT obligations on Dubai commercial property purchases.
This asset is positioned as a prime turnkey acquisition for sovereign wealth funds, institutional investment trusts (REITs), and global conglomerates seeking stable, income-generating commercial real estate in Dubai. For further context on the broader commercial property landscape in which this asset sits, the Dubai commercial real estate guide covering offices, warehouses, and industrial assets is a useful. Additional commercial property listings in Dubai are available for comparison across the platform's live inventory.
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Frequently Asked Questions
›What is the total asking price and what does it include?
The listed asking price is AED 285,000,000, stated as net to the owner. This covers the leasehold interest in the fully operational mega labour camp complex on a 300,002 sq.ft. plot, inclusive of the 1,463-room accommodation block and the 6,000 sq.ft. ground-level retail zone. Transfer charges to the Dubai Land Department are estimated separately at approximately AED 250,000 to AED 300,000, and VAT is applicable and payable by the buyer.
›What type of ownership is this — freehold or leasehold?
This property is a leasehold asset, renewable annually with DREC (Dubai Real Estate Corporation). It is not a freehold title. Prospective buyers should review the specific terms of the land lease, including renewal conditions and any restrictions, with qualified legal counsel prior to committing.
›What is the stated net ROI and how is it calculated?
The owner-stated gross annual rental income is AED 30,000,000. After deducting the annual land lease of AED 2,000,000 and annual maintenance expenses of AED 1,000,000, the net annual income is stated at AED 27,000,000. At the asking price of AED 285,000,000, this equates to a 9.4% net return on investment. These are the owner's indicative figures at the time of listing; buyers should independently verify tenancy agreements, occupancy rates, and all operational cost lines.
›What is the total room count and approved occupancy capacity?
The complex comprises 1,463 rooms, each averaging 165 sq.ft. and rated for six occupants, giving a total approved capacity of 8,778 persons. Please note that the highlights section 463 rooms — the detailed property description provided by the owner specifies 1,463 rooms as the operative figure, and buyers should verify the precise room count through physical inspection and official approvals documentation.
›Does VAT apply to this transaction?
Yes. VAT is applicable on this commercial property transaction and is stated as payable by the buyer, in line with UAE VAT regulations. The exact VAT treatment will depend on the specific structure of the transaction. For a detailed breakdown of how VAT applies to commercial property acquisitions in Dubai, to the guide on VAT obligations on Dubai commercial property purchases available on this platform.
›Is the property currently operational and generating income?
Yes. The property is described as fully operational and income-generating at the time of listing. Buyers should request current tenancy documentation, occupancy records, and audited income statements during the due-diligence phase to verify the income claims independently.
›What is the strategic location advantage of this asset?
The complex is situated in Jebel Ali Industrial Area, Dubai, with direct connectivity to Sheikh Zayed Road (E11) and Expo Road (E77). This positions it within immediate reach of Dubai's major industrial zones, Jebel Ali Port, and surrounding free zone clusters — all key demand drivers for large-scale worker accommodation.
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