By Sakanihomes
How to open a gym or padel court in a Dubai warehouse
Warehouse gyms and padel courts are in high demand in Dubai. They offer space, branding freedom, and lower rental costs compared to traditional retail units. In 2025, fitness entrepreneurs are actively looking for warehouses to launch:
CrossFit gyms
MMA or boxing studios
Strength & conditioning centers
Personal training facilities
Indoor padel courts
Yoga and group class spaces
Multi-use wellness hubs
However, not every warehouse qualifies. You’ll need the right zoning, licensing, and approvals from both the Dubai Municipality (DM) and the Dubai Economic Department (DED).
Warehouse Fitness Formats on the Rise
1. Boutique gyms (2,500–6,000 sqft): Functional training spaces with focused programming and minimal frills.
2. Combat academies (3,000–8,000 sqft): Boxing, MMA, jiu-jitsu with mat zones, cages, and spectator areas.
3. Padel courts (10,000–20,000 sqft): Single or double indoor courts require high ceilings, strong ventilation, and recreational licensing.
4. Hybrid concepts (10,000–25,000 sqft): Gyms with courts, coworking, juice bars, and recovery rooms all in one facility. Some operators are now leasing 20,000 sqft warehouses for AED 1.8M–2.2M annually to develop full-scale experiences.
What Makes a Warehouse Suitable for a Gym or Padel Court?
Not all warehouses qualify—even if the space is ideal. You must consider:
1. Zoning compatibility: Approved areas include Al Quoz (1–3), Ras Al Khor, Jebel Ali Industrial, and select parts of Umm Ramool.
2. Parking and access: A must for member-based businesses. Limited parking or poor accessibility often leads to DED permit rejection.
3. Structural specs: High ceilings (min 8–10m) are needed for CrossFit and mandatory for padel courts.
4. Fire & safety compliance: Civil Defense approval requires:
Smoke detectors
Fire-rated doors
Fire exits and extinguishers
Sprinklers in working order
Landlord Requirements in 2025: Concept Decks Are Non-Negotiable
Most landlords in Al Quoz and Ras Al Khor now request a full concept deck before agreeing to lease a warehouse for gym or padel use.
Your presentation should include:
Proposed layout (equipment, reception, bathrooms)
Type of activities/services offered
3D renders or branding visuals
Soundproofing and ventilation plans
DED activity and license type
Any food/beverage or retail components
Ceiling height and floor reinforcements (especially for courts)
Some landlords may even forward your deck to DED for preliminary feedback before signing the tenancy contract.
Licensing Structure: DED Only
Fitness and recreation facilities in warehouses must be licensed through Dubai Economic Department (DED). Free zones typically don’t permit gyms in industrial units.
Common DED activities include:
“Fitness Centre”
“Bodybuilding Gym”
“Martial Arts Training Services”
“Sports and Recreational Club”
“Padel Court Management”
“Yoga Center”
“Personal Training Studio”
You must ensure your activity matches your actual offering. DED has become stricter in 2025 about approving only one activity per unit, unless a mixed-use concept is explicitly approved in the initial application.
Key Approvals You'll Need
Ejari Contract with gym/padel usage mentioned
Civil Defense Certificate (valid and renewed yearly)
DED License with correct activity
DM Health & Safety (if you have F&B, showers, or retail)
Signage Permit for external branding
Updated Cost Breakdown (2025)
Rental:
Small gyms: AED 160,000–300,000/year (2,500–6,000 sqft)
Larger fitness spaces or single-court padel: AED 500,000–900,000/year (8,000–12,000 sqft)
Full-scale padel or hybrid facilities: AED 1.8M–2.2M/year (20,000+ sqft)
Fit-out:
AED 200–400/sqft
Higher if installing AC, bathrooms, mezzanines, rubber floors, or soundproofing
Padel court flooring, wall systems, and lighting may require specialist suppliers
Approvals & licensing:
Civil Defense, signage, and trade license: AED 10,000–25,000+ depending on scope
Pro Tip from Sakani
In 2025, landlords, authorities, and even zones are far more selective when it comes to approving gyms or padel courts in warehouses. It’s not just about finding space—it’s about finding a space that can be legally activated for your concept.