The S Tower

105 homes across 70 floors: Sobha bets on scarcity, not volume

The brochure for The S Tower lists 105 homes in a 300 metre tower rising ground floor plus 70 storeys. In Dubai, a building of this height typically holds several hundred apartments. Sobha Realty has gone the other way here: few units, all large, with four and five bedroom layouts and penthouses at the top. One issue needs flagging before going further. The source documents don't agree on the building's address or its height, and buyers should cross check them before committing to anything.

Internet City or Hartland II: two versions of the same project

The GenieMap listing places The S Tower in Dubai Internet City, on Sheikh Zayed Road. It describes two basement levels, a ground floor, six podium levels and 49 residential floors, with sea views and views of Palm Jumeirah. The brochure circulated by Lucretia International, on the other hand, refers to "The S at Sobha Hartland II," counts 70 floors, and mentions units facing the Ras Al Khor sanctuary and the Downtown skyline, which fits Hartland's geography rather than Internet City's. The handover date in the data (late 2024) doesn't line up either with a document dated 2026. Before putting down a reservation, ask the developer for the project's RERA registration number and the official site plan.

Two homes per floor, then just one

What defines this project is its very low density. Typical floors hold two residences, and the upper levels drop to just one. Each home has two entrances: a formal entry for guests and a more private family entrance, which staff also use. The floor plans separate the reception rooms from the bedrooms, a layout common in large Gulf villas but still unusual in a tower. For a family that entertains often, this dual circulation matters more than one extra amenity at the podium.

Over 500 sqm for a four bedroom unit

The brochure gives only one size figure: four bedroom units measure between 5,430 and 5,440 square feet, roughly 505 sqm. The five bedroom units and penthouses aren't sized. The document reads "Penthouses 6" without clarifying whether that means six units or six bedrooms. Floor to ceiling height reaches 4 metres, compared with roughly 3.2 to 3.5 metres in most of the city's residential towers. Every unit gets a 270 degree view, floor to ceiling glazing and wide balconies with glass balustrades.

Miele in the kitchen, Toto in the bathrooms

The specification sheet is plain and fairly detailed. Floors in the living areas and bedrooms are porcelain, countertops are engineered stone, kitchen cabinet fronts are laminate and doors are wood veneer. The open kitchen comes with Miele appliances or equivalent. Bathrooms get Toto fixtures and fittings, with smart toilets in the main bathroom and the guest powder room, and a smart mirror in the master suite. A home automation system controls temperature, lighting and curtains.

Cryotherapy, karaoke and a beach entry pool

The amenity list is long, and three items stand out from the usual roster. The spa includes a cryotherapy room, something rarely seen in a residential building. Indoors, there's also a music and karaoke studio, an arcade room with augmented reality, and a lounge dedicated to matcha and mahjong, clearly aimed at an Asian clientele. Outdoors, an infinity pool sits alongside a beach entry pool, a climbing wall and an outdoor gym. In total, these spaces will be shared by just 105 households.

Who this is actually for

With four parking spaces per four bedroom unit, a triple height arrival lobby and valet service, the tower is aimed at large families with household staff, not investors chasing short term rental income. Sobha Realty, known for manufacturing much of its own joinery and finishes in house, has already delivered several towers in Hartland. The bet here is selling the equivalent of a villa stacked vertically. That market exists in Dubai, but it's narrow, and reselling a 500 sqm unit moves more slowly than reselling a two bedroom apartment.