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Home / Areas / Dubai/ Business Bay
Dubai's Business Hub — steps from Burj Khalifa.

Business Bay

Business Bay is Dubai's primary central business district — a mixed-use destination combining office towers, luxury residences, and hotels along the Dubai Water Canal. Its proximity to Downtown Dubai, DIFC, and Sheikh Zayed Road makes it a top choice for business professionals and high-income tenants. In 2026, the defining trend is branded luxury residences from global names — Dorchester, Bugatti, Pagani — commanding price and rental premiums of up to 35% above standard projects.

Master developer Dubai Properties (Dubai Holding) Established 2004 Size ~5.9 km² Office Towers · Residential · Hotels · Branded Luxury Residences along the Canal Mixed-Use · CBD · High-Rise Towers
5.7–7%
Rental Yield (Apartments)
1,800–2,400 AED
Average Price per Sq Ft
~5 min
Distance to Downtown
CONNECTIVITY

Where Business Bay sits.

Positioned at the intersection of Sheikh Zayed Road, Al Khail Road, and Ras Al Khor Road, Business Bay benefits from some of the best road connectivity in the city. The RTA Water Taxi service also links Business Bay directly to the Marina and the historic district, creating an additional accessibility premium for canal-facing properties.

Drive times

Downtown Dubai / Burj Khalifa~5 min
Dubai Mall~12 min
DIFC~5 min
Dubai Marina~20 min
DXB Airport~15 min
Palm Jumeirah~20 min

Metro & transport

Red Line · Operational
Nearest station today: Business Bay Metro Station
The metro station has been operational since 2010. Properties within a 10-minute walk command a notable premium — particularly for corporate residential demand.

Major roads

Sheikh Zayed RoadE11
Al Khail RoadE44
Ras Al Khor RoadE66
NEIGHBORHOOD LIFE

A full life — without leaving.

Education

  • JESS Jumeirah English Speaking School (Al Safa, ~10 min)
  • GEMS Jumeirah Primary School (Al Safa, ~10 min)
  • Blossom Nursery · Learning Tree Nursery (within the district)
  • Major schooling clusters in Al Safa and Jumeirah are a short drive away

Healthcare

  • Aster Clinic Business Bay (within the district)
  • Emirates Hospital Day Surgery (Jumeirah, ~10 min)
  • Mediclinic City Hospital (Healthcare City, ~10 min)

Shopping

  • Bay Avenue Mall (Executive Towers) — local retail hub
  • Dubai Mall (~12 min) — the world's largest shopping mall
  • Choithrams · Spinneys · Carrefour Market · West Zone Supermarket
  • Fine dining at hotel lobbies (Hilton, JW Marriott, SLS)

Leisure

  • Dubai Water Canal Promenade — waterfront walkway along the canal
  • Bay Avenue Park · Burj Park
  • Yacht clubs and rooftop bars
  • Fitness centres and pools across hotels and residential towers
  • Dubai Aquarium & Underwater Zoo (Dubai Mall, ~12 min)

Landmarks

  • Burj Khalifa — visible from the majority of towers
  • Dubai Water Canal — a 3.2 km canal connecting the district to the sea
  • Marasi Marina — a new yacht marina along the canal
  • Iconic towers: Damac Towers by Paramount · SLS Dubai · Vela by Omniyat · The Address Residences
THE DATA

The numbers. No fluff.

As Dubai's central business district, Business Bay generates consistent and stable rental demand from office workers, business professionals, and expat families. In 2026, the dominant trend is <b>branded luxury residences along the canal</b> (Dorchester, Bugatti, Pagani), which command price premiums of up to 35% and operate as managed rental pools. Standard gross yields average around 6%, while short-term rentals (Airbnb / Booking.com) can deliver 7–8%.

5.7–7%
Gross rental yield · city avg ~6.8%
1,800–2,400 AED/sqft
Current price · per sq.ft
15–25 AED per sq ft AED/sqft
Service charge · per year
Avg. price per sq.ft · 2022–2026 ▲ +50% over 4 years
20222023202420252026
Studio6.7–6.9%
1BR / 2BR Apartment5.7–6.5%
Branded Luxury Residences5–6%
Short-Term Rental7–8%
FIGURES INDICATIVE, NOT A GUARANTEE · AS OF 2026-05-26
LOOKING AHEAD

What's coming to Business Bay.

Planned and under-construction developments that shape value and quality of life in the years ahead.

Transport Under Construction

RTA Water Taxi Network Expansion

The RTA has expanded its Water Taxi and Ferry service, linking Business Bay directly to the Marina and Dubai's historic district. Properties within walking distance of the new stops are already showing an accessibility premium.

Expected: 2027
Other Under Construction

Branded Luxury Residences — Dorchester / Bugatti / Pagani

A series of branded luxury residential projects is taking shape along the canal. Bugatti Residences by Binghatti (launching 2026) and Pagani Residences (Q4 2027) represent the top tier — with units from AED 5 million and above, all featuring built-in rental management.

Expected: 2027
Other Under Construction

Vela by Omniyat

A landmark luxury tower by Omniyat, developed alongside the DJ Khaled Hotel — featuring penthouse residences with canal and Burj Khalifa views. Official opening expected in late 2026.

Expected: 2026
IS IT RIGHT FOR YOU?

Who Business Bay suits best.

A strong fit if you're…
  • Investors seeking stable, year-round rental demand — as Dubai's CBD, Business Bay delivers consistent occupancy throughout the year
  • Short-term rental investors — proximity to Burj Khalifa and Dubai Mall drives strong Airbnb demand (7–8% yield)
  • Buyers of branded luxury residences looking to combine prestige ownership with managed rental income
  • Expats working in Downtown Dubai or DIFC who value walkable access to their workplace
Look elsewhere if you want…
  • Families seeking a villa with private outdoor space — Business Bay is a high-rise district composed predominantly of apartments
  • Investors chasing the highest possible yields — areas such as JVC or Dubailand can offer 7–10% at a lower entry price
50 PROJECTS IN BUSINESS BAY

What's available right now.

Live from the catalog — sorted cheapest first.

OFF-PLAN
Binghatti Developers

Binghatti Skyrise at Business Bay, Dubai

Studio, 1-3 Bedroom Handover Q4 2026
From
975,000 AED
OFF-PLAN
Binghatti Developers

Binghatti Skyhall at Business Bay, Dubai

Studio, 1 Bedroom Handover Q4 2026
From
985,000 AED
PRE-LAUNCH
Binghatti Developers

Binghatti Aquarise at Business Bay, Dubai

Studio, 1-4 Bedroom Handover Q1 2027
From
999,999 AED
OFF-PLAN
Urban Properties

Urban Life Residences at Business Bay, Dubai

Studio, 1-2 Bedroom Handover Q2 2026
From
1,000,000 AED
OFF-PLAN
Irth Development

Rove Home Marasi Drive at Business Bay, Dubai

Studio, 1-2 Bedroom Handover Q1 2027
From
1,049,000 AED
OFF-PLAN
Kasco Real Estate Development

Kasco ONDA at Business Bay, Dubai

Studio, 1-3 Bedroom Handover Q3 2027
From
1,077,777 AED
OFF-PLAN
Al Seeb Developers

Al Seeb Royal Regency Suites at Business Bay, Dubai

Studio, 1-3 Bedroom Handover Q1 2026
From
1,100,000 AED
READY

Deyaar The Atria at Business Bay, Dubai

Studio, 1-2 Bedroom Handover Ready
From
1,369,709 AED
OFF-PLAN
Anax Developments

ANAX Vento Tower at Business Bay, Dubai

Studio, 1-3 Bedroom Handover Q4 2027
From
1,404,000 AED
OFF-PLAN
AMBS Real Estate Development

AMBS Century at Business Bay, Dubai

1-2 Bedroom Handover Q2 2026
From
1,443,592 AED
OFF-PLAN
Ginco Properties

Ginco VYB at Business Bay, Dubai

1-2 Bedroom Handover Q4 2025
From
1,446,000 AED
OFF-PLAN
Ellington Properties

Ellington One River Point at Business Bay, Dubai

Studio, 1-4 Bedroom Handover Q4 2027
From
1,482,828 AED
OFF-PLAN
Binghatti Developers

One By Binghatti at Business Bay, Dubai

Studio, 1-3 Bedroom Handover Q2 2026
From
1,589,499 AED
READY
SOL Properties

Sol Bay at Business Bay, Dubai

1 Bedroom, Retail Space Handover Ready
From
1,683,438 AED
OFF-PLAN
Anax Developments

V-Suites by ANAX at Business Bay, Dubai

Studio, 1-3 Bedroom Handover Q4 2026
From
1,704,777 AED
READY
Falcon Tower Development

Falcon Tower at Business Bay, Dubai

1-3 Bedroom Handover Ready
From
1,858,000 AED
OFF-PLAN

Danube BAYZ 102 at Business Bay, Dubai

Studio, 1-5 Bedroom Handover Q4 2029
From
2,292,000 AED
OFF-PLAN
Wasl Development

Wasl One B Tower at Business Bay, Dubai

1-4 Bedroom Handover Q4 2028
From
2,572,000 AED
OFF-PLAN
Tiger Properties

Tiger Sky Tower at Business Bay, Dubai

1-4 Bedroom Handover Q2 2029
From
2,677,180 AED
OFF-PLAN
Emaar Properties

Emaar Avarra by Palace at Business Bay, Dubai

1-2 Bedroom Handover Q2 2031
From
2,704,888 AED
OFF-PLAN
Sobha Realty

Sobha SkyParks at Business Bay, Dubai

1-3 Bedroom Handover Q4 2031
From
2,862,360 AED
READY
World of Wonders Real Estate Development (Wow Red)

SLS Dubai Hotel &amp; Residences at Business Bay, Dubai

1-2 Bedroom Handover Ready
From
2,862,794 AED
READY

Select Group Residence 110 at Business Bay, Dubai

3 Bedroom Handover Ready to Move
From
2,894,000 AED
OFF-PLAN
Ellington Properties

Ellington The Crestmark at Business Bay, Dubai

1-2 Bedroom Handover Q1 2026
From
2,971,828 AED
OFF-PLAN
DarGlobal

DarGlobal DG1 at Business Bay, Dubai

1-3 Bedroom Handover Q4 2026
From
3,000,000 AED
READY
DarGlobal

DarGlobal Urban Oasis By Missoni at Business Bay, Dubai

1-3 Bedroom Handover March 2024
From
3,167,000 AED
OFF-PLAN
Irth Development

Haus of Tenet at Business Bay, Dubai

Retail Space Handover Q2 2028
From
3,200,000 AED
OFF-PLAN
QUBE Development

ELIRE Managed by LUX at Business Bay, Dubai

1-4 Bedroom Handover Q4 2028
From
3,352,000 AED
OFF-PLAN
Centurion Properties

Burj Capital by Centurion at Business Bay, Dubai

Retail Space Handover Q4 2028
From
3,500,000 AED
READY

Omniyat The Opus at Business Bay, Dubai

1-3 Bedroom Handover Ready
From
5,364,561 AED
READY
DarGlobal

DarGlobal DaVinci Tower by Pagani at Business Bay, Dubai

2-4 Bedroom Handover June 2024
From
7,200,000 AED
OFF-PLAN
Binghatti Developers

Burj Binghatti &#8211; Jacob &amp; Co Residences at Business Bay, Dubai

2-7 Bedroom Handover Q2 2026
From
8,200,000 AED
OFF-PLAN
Ginco Properties

Ginco Velor Tower at Business Bay, Dubai

4-5 Bedroom Handover Q4 2027
From
8,250,000 AED
OFF-PLAN
Rvl Real Estate

Eywa at Business Bay, Dubai

2-5 Bedroom Handover Q2 2026
From
11,500,000 AED
OFF-PLAN
Khamas Group

The Ritz-Carlton Residences at Business Bay, Dubai

3-6 Bedroom Handover Q2 2025
From
16,298,570 AED
OFF-PLAN

Omniyat Vela Viento at Business Bay, Dubai

2-4 Bedroom Handover Q2 2027
From
18,143,432 AED
OFF-PLAN
Binghatti Developers

Bugatti Residences at Business Bay, Dubai

2-4 Bedroom Handover Q4 2025
From
19,090,000 AED
OFF-PLAN
Omniyat

Lumena Alta at Business Bay, Dubai

Retail Space Handover Q1 2030
From
27,000,000 AED
OFF-PLAN
Sankari Property

One Sankari at Business Bay, Dubai

3-5 Bedroom Handover Q4 2027
From
37,100,000 AED
OFF-PLAN

Enara by Omniyat at Business Bay, Dubai

Retail Space Handover Q1 2028
From
39,500,000 AED
OFF-PLAN
Sankari Property

Regent Residences Dubai Sankari Place at Business Bay, Dubai

3-5 Bedroom Handover Q4 2027
From
39,500,000 AED
PRE-LAUNCH
Rvl Real Estate

Eywa 2 at Business Bay, Dubai

Will Be Updated Soon Handover Q2 2028
From
AED
PRE-LAUNCH
Irth Development

HQ by Rove at Business Bay, Dubai

Retail Space Handover Q1 2029
From
AED
PRE-LAUNCH
Deyaar

Deyaar DWTN Residences at Business Bay, Dubai

1-3 Bedroom Handover Q4 2028
From
AED
PRE-LAUNCH
Deyaar

Deyaar Downtown Residences at Business Bay, Dubai

Studio, 1-3 Bedroom Handover Announcing - Soon
From
AED
PRE-LAUNCH
Omniyat

Omniyat Lumena at Business Bay, Dubai

Will Be Updated Soon Handover Announcing - Soon
From
AED
PRE-LAUNCH
Green Group

77S Tower at Business Bay, Dubai

1-5 Bedroom Handover Q3 2027
From
AED
PRE-LAUNCH
Binghatti Developers

Binghatti L&#8217;Aquatique at Business Bay, Dubai

1-3 Bedroom Handover Announcing - Soon
From
AED
PRE-LAUNCH
QUBE Development

Qube Elire Tower at Business Bay, Dubai

Will Be Updated Soon Handover Announcing - Soon
From
AED
PRE-LAUNCH

SAAS Tower at Business Bay, Dubai

1-3 Bedroom Handover Update Soon
From
AED
GOOD TO KNOW

Common questions about Business Bay.

What makes Business Bay stand out?+

Location above all — 5 minutes from Burj Khalifa, 5 minutes from DIFC, 15 minutes from DXB. As Dubai's official central business district, it generates stable, consistent rental demand from office professionals. In 2026, the market is increasingly defined by branded luxury residences along the canal.

What rental yield can I expect from a property in Business Bay?+

Studio apartments: 6.7–6.9%. One- to two-bedroom units: 5.7–6.5%. Short-term rentals (Airbnb): 7–8%. Net yield after service charges (15–25 AED per sq ft): approximately 4.5–5.5%. Branded luxury residences (Dorchester, Bugatti, Pagani) offer a price and rental premium of up to 35%.

What is the difference between older and newer towers?+

The gap is significant. Established towers (Executive Towers, Churchill Residency, Capital Bay) are available from AED 1,450 per sq ft and offer relatively higher yields (6.5%+). Newer developments (SLS Dubai, The Lana, Vela by Omniyat, Trillionaire) are priced at 2,500–3,500+ AED per sq ft with lower yields (5–5.5%), but carry stronger capital appreciation potential.

How long is the commute to DXB Airport?+

15 minutes by car via Sheikh Zayed Road. By metro (Red Line) the journey takes approximately 20 minutes. Al Maktoum International Airport (DWC) is around 40–45 minutes away.

What is the entry-level price for a property in Business Bay?+

Studio: AED 650,000–900,000 (older tower) or AED 1.2–1.6 million (new). 1BR: AED 1.1–1.6 million (older), AED 1.8–2.5 million (new). 2BR: AED 1.8–2.5 million (older), AED 3–5 million (new). Branded luxury residences: from AED 3 million and above.

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