Bayswater Tower is a 25-storey Grade A commercial building by Omniyat, positioned in the heart of Business Bay with direct access to the district’s waterfront promenade. Completed in 2009 and designed as two structures visually leaning in opposite directions, Bayswater holds 293 offices and 11 retail shops and remains one of Business Bay’s more actively traded commercial addresses. For investors looking beyond residential apartments, Bayswater is a different kind of listing in our UAE portfolio — a completed, income-producing commercial asset rather than a residential unit.
For any commercial building, location is inseparable from tenant demand: businesses choose office addresses based on how easily their staff and clients can reach them, and Business Bay was purpose-built to answer that question better than almost anywhere else in the city.
Business Bay is Dubai’s primary purpose-built commercial district, sitting directly south of Downtown Dubai along the Dubai Water Canal and connected to Sheikh Zayed Road, giving it some of the best connectivity of any commercial submarket in the city. It combines office towers, residential buildings and a canal-side promenade in a single walkable district, and is served directly by the Business Bay Metro Station — a meaningful advantage for any commercial building, since ease of commute is one of the largest factors tenants weigh when choosing office space.
Bayswater’s specific position places it close to Sheikh Zayed Road and the Business Bay Metro Station, with waterfront promenade access from the building itself — a combination that supports both owner-occupier demand and tenant leasing appeal.
Omniyat is a Dubai-based developer known for architecturally distinctive, design-forward buildings across both residential and commercial real estate, including some of Dubai’s most recognisable towers. Omniyat’s commercial portfolio has consistently emphasised building specification and finish quality over sheer floor count, and Bayswater — now over fifteen years into its operating life — has maintained an active resale and leasing market that reflects that positioning.
Bayswater rises 25 floors above two basement parking levels, with 817 covered parking spaces included in the building’s maintenance structure. The tower is finished with marble lobbies, biometric security and guest recognition technology, 24/7 concierge and help desk service, high-speed elevators, and voice-command responsive workspace technology alongside automated cleaning systems — a specification level that positions Bayswater as a genuinely premium, “Grade A” address rather than a generic office block. On-site fitness facilities and a health club are also available to tenants and owners.
As a completed, actively traded building, Bayswater’s pricing spans a wide range depending on floor, fit-out and unit size — from small partitioned offices through to full-floor plates. The table below reflects current indicative sale pricing.
| Unit Type | Size | Indicative Price (AED) | Indicative Price (USD) |
|---|---|---|---|
| Entry-level office | from 748 sq ft | from AED 670,000 | from $182,400 |
| Fitted office | ~1,708 sq ft | ~AED 1.3 million | ~$354,000 |
| Large office floor | ~7,497 sq ft | ~AED 6 million | ~$1.63 million |
| Full-floor plate | ~12,702 sq ft | up to AED 18 million | up to $4.9 million |
| Retail shop | ~1,100 sq ft | ~AED 2.7 million | ~$735,000 |
Pricing is indicative and depends heavily on floor, view, fit-out condition and unit configuration. Contact UInvest for current, unit-specific listings.
Bayswater is also an active leasing market, which matters for investors evaluating it as a yield-generating asset rather than a resale flip. Fully fitted offices typically lease from around AED 65,000–80,000 annually for smaller partitioned units, up to roughly AED 236,000 per year for larger fitted spaces (around 1,816 sq ft). That rental depth — the ability to lease a unit relatively quickly to a business tenant rather than waiting for a residential tenant — is one of the core appeals of commercial real estate in an established district like Business Bay.
Bayswater represents a genuinely different asset class from the residential apartments that make up most of our listings, and it is worth being explicit about how that changes the investment case. Commercial leases in Dubai are typically longer-term and less frequently turned over than residential tenancies, tenant fit-out costs are usually borne differently, and demand is driven by business formation and relocation activity in Business Bay rather than by population growth alone. Investors who already hold a residential unit such as our listing at The Royal Oceanic in Dubai Marina sometimes add a commercial asset like Bayswater specifically to diversify tenant type and lease structure within a Dubai portfolio, rather than concentrating entirely in residential.
Bayswater is not the right fit for every buyer, and it is worth being direct about who benefits most from it. It suits investors who specifically want commercial rather than residential exposure — either as their primary Dubai holding or as a diversifier alongside an existing residential unit — business owners looking for an owner-occupied office in a central, well-specified address, and buyers who value an established, income-ready asset over an off-plan construction timeline. It is a weaker fit for investors seeking the highest possible capital appreciation upside, since a completed building in a mature district like Business Bay typically re-rates more slowly than an off-plan project in a still-developing area, or for anyone unfamiliar with commercial leasing dynamics, which differ meaningfully from residential tenancies in lease length, fit-out responsibility and tenant turnover.
Business Bay has matured into one of Dubai’s deepest commercial submarkets over the fifteen-plus years since Bayswater’s completion, benefiting from its direct connection to Downtown Dubai, Sheikh Zayed Road and the Business Bay Metro Station. Unlike a growth-stage district where the investment case rests on infrastructure still being built, Business Bay’s transport, retail and canal-side amenities are already fully operational — the case for a building like Bayswater rests instead on its specification, its position within the district, and the depth of its existing tenant and buyer pool. Grade A buildings with genuine security, concierge and technology specification, like Bayswater, tend to command a premium over older or lower-specification stock precisely because business tenants increasingly select office space based on building quality, not just headline rent.
Can foreigners buy commercial units at Bayswater?
Yes. Business Bay is a freehold zone, and foreign nationals can purchase and hold full title on both office and retail units, registered with the Dubai Land Department.
Is Bayswater freehold or leasehold?
Freehold. Owners hold full title to their unit, not a leasehold interest.
Can I lease out my unit for income?
Yes — as a fully completed building, units can be leased to business tenants immediately after purchase and any required registration, with current fitted-office rents in the region of AED 65,000 to AED 236,000 per year depending on size and fit-out.
How is buying commercial property different from residential in Dubai?
Commercial leases tend to run longer, tenant demand is tied to business activity rather than population growth, and fit-out arrangements differ from residential tenancies. See the comparison above for more detail.
What amenities does Bayswater offer?
Biometric security and guest recognition, 24/7 concierge, high-speed elevators, on-site fitness facilities, and 817 covered parking spaces included in the maintenance structure.
One advantage Bayswater has that no newly launched commercial project can match is a genuine, multi-cycle track record. Completed in 2009, the building has now operated through more than fifteen years of Dubai’s commercial property cycles — including periods of oversupply, recovery and renewed demand — and has maintained an active resale and leasing market throughout. For an investor, that history is a form of due diligence a brochure and rendering simply cannot provide: real transaction data, real occupancy patterns, and a real answer to how the building actually performs as a commercial address, rather than how it is projected to perform.
Bayswater Tower offers a rare combination for Business Bay: a fully completed, Grade A commercial address with an active resale and leasing market, in one of Dubai’s most central and best-connected districts. Contact UInvest for current availability and pricing at Bayswater, to arrange a viewing, or to discuss how a commercial unit fits alongside residential holdings in our UAE portfolio.
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