Dubai ($39/sqft, 5.8% vacancy) and Johannesburg ($12/sqft, 16.2% vacancy) compete on different axes: Dubai on talent depth and Johannesburg on talent depth.
Dubai ($39/sqft, 5.8% vacancy) and Johannesburg ($12/sqft, 16.2% vacancy) compete on different axes: Dubai on talent depth and Johannesburg on talent depth.
| Metric | Dubai | Johannesburg |
|---|---|---|
| Region | EMEA | EMEA |
| Country | United Arab Emirates | South Africa |
| Class A rent (USD/sqft/yr) | $39 | $12 |
| Class A rent (local) | 145 AED | 220 ZAR |
| Vacancy | 5.8% | 16.2% |
| Trend | rising | flat |
| Prime yield | 7.5% | 9.4% |
| Premium flex / seat / month (USD) | $980 | $320 |
| Submarkets covered | 6 | 5 |
| Corporate tax | 9% | 27% |
| Metric | Dubai | Johannesburg |
|---|---|---|
| Typical term | 3 yrs | 5 yrs |
| Typical rent-free | 3 mos | 6 mos |
| Lease norms | Standard lease 3 years with annual rent escalators (typically 5%) and a renewal option. Service charges billed separately. Security deposit of 5-10% standard. Ejari (lease registration) is mandatory. | Net leases. 5-7 year terms with escalation clauses. Free rent of 4-8 months and TI of ZAR 800-1,500/sqm typical on a 5-year deal. |
| Tax note | Federal corporate tax of 9% on profits over AED 375,000 — applied since 2023. No personal income tax. No VAT on commercial leases (5% VAT on most other goods/services). | 27% South African corporate income tax. SEZ incentives available. Dividends withholding tax 20%. |
| Metric | Dubai | Johannesburg |
|---|---|---|
| Talent index (0–100) | 78 | 78 |
| Talent note | Deepest cross-border financial-services and consulting talent pool in the Middle East. Average all-in compensation indexes 78. | Deep mining, banking, and multinational African operations talent. Strong English-language professional base; multilingual workforce. Strong feed from Wits, UCT, and Stellenbosch. |
Dubai: Dubai Metro Red Line connects DIFC, Downtown, Internet City. Etihad Rail commuter network is in development.
Johannesburg: Gautrain rapid rail (Sandton, OR Tambo Airport, Pretoria); Metrorail (limited); BRT (Rea Vaya). Heavy car dependency. OR Tambo International Airport on Gautrain.
Johannesburg is the cheaper Class A market on a USD basis.
Talent indices are tied at 78/100.
Dubai has the lower headline corporate tax (9% vs 27%). Local incentives can change the effective rate materially.
Dubai typical term is 3 years with 3 months free; Johannesburg runs 5 years with 6 months free.
Dubai: Dubai Metro Red Line connects DIFC, Downtown, Internet City. Etihad Rail commuter network is in development. Johannesburg: Gautrain rapid rail (Sandton, OR Tambo Airport, Pretoria); Metrorail (limited); BRT (Rea Vaya). Heavy car dependency. OR Tambo International Airport on Gautrain.
Score Dubai, Johannesburg and up to two more markets side-by-side on Class A rent, vacancy, talent, corporate tax, and premium flex pricing — all in USD.
Reviewed by Samuel Okafor — EMEA contributing editor. Last updated 2026-04-15. See our methodology and editorial standards.