Bayswater Tower — Offices in Business Bay, Dubai

Bayswater Tower is a 25-storey commercial building by Omniyat in Business Bay, with shops, cafes and health clubs on its waterfront promenade site, according to the developer. Completed in 2009, Bayswater holds 293 offices and 11 retail shops. For investors looking beyond residential apartments, Bayswater is a different kind of listing in our UAE portfolio — a completed commercial building rather than a residential unit.

Business Bay: Dubai’s Central Business Address

For any commercial building, location matters: businesses choose office addresses based on how easily their staff and clients can reach them.

Business Bay is a commercial and mixed-use district planned by Dubai Properties beside Downtown Dubai and connected to Sheikh Zayed Road. It combines office towers, residential buildings and a canal-side promenade, and is served by the Business Bay Metro Station.

Bayswater’s specific position places it close to Sheikh Zayed Road and the Business Bay Metro Station, with a waterfront promenade on the building’s site, according to the developer.

The Developer: Omniyat

Omniyat is a Dubai-based developer, founded in 2005 according to its website, that builds residential, commercial and mixed-use buildings. Property Week reported on 3 June 2009 that Omniyat Properties handed over the Bayswater tower. The building has been in operation for more than fifteen years.

Building Specification and Amenities

Bayswater has 25 floors, 293 offices, 11 shops and 817 covered parking spaces, with parking charges covered by the annual maintenance fees, according to the developer. The developer lists a marble-decorated entrance and lobby, manned security with a biometric system and guest recognition by smartphone app or VoIP, round-the-clock concierge services and a help desk, high-speed elevators, robotic cleaning, workspaces that respond to voice commands, and an equipped health club.

Office and Retail Pricing

Bayswater’s indicative pricing depends on floor, fit-out and unit size — from an entry-level office through to a full-floor plate. The table below reflects indicative sale pricing.

Pricing is indicative and depends heavily on floor, view, fit-out condition and unit configuration. Price per square foot, calculated as the listed price divided by the listed area: about AED 896 for the entry-level office (AED 670,000 / 748 sq ft), AED 761 for the fitted office (about AED 1.3 million / about 1,708 sq ft), AED 800 for the large office floor (about AED 6 million / about 7,497 sq ft), up to AED 1,417 for the full-floor plate (up to AED 18 million / about 12,702 sq ft) and AED 2,455 for the retail shop (about AED 2.7 million / about 1,100 sq ft).

Leasing and Rental Income

Bayswater is a completed building whose offices and shops can be leased to business tenants. The listing does not state rental figures: rents depend on unit size, floor and fit-out condition, and should be confirmed for the specific unit.

Commercial vs. Residential: A Different Kind of Investment

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. Buyers who already hold a residential unit such as our listing at The Royal Oceanic in Dubai Marina can compare how tenant type and lease structure differ for a commercial unit like Bayswater.

Who Bayswater Suits Best

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 alongside an existing residential unit — business owners looking for an owner-occupied office in Business Bay, and buyers who prefer a completed building to an off-plan construction timeline. It is a weaker fit for buyers who want a developer payment plan, since Bayswater is completed and the listing states no payment plan, 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’s Commercial Market in Context

Bayswater was completed in 2009, more than fifteen years ago. Business Bay is connected to Downtown Dubai, Sheikh Zayed Road and the Business Bay Metro Station, and its transport, retail and canal-side amenities are already operating, so the case for a completed building rests on its specification, its position within the district and the price and condition of the specific unit rather than on infrastructure still being built.

Why Investors Consider Bayswater

• Freehold commercial ownership for foreign buyers — Business Bay is a designated freehold area open to non-UAE nationals, including for commercial units.
• Completed building — completed in 2009, so there is no construction risk; units can be leased after purchase and any required registration.
• Specification — biometric security, concierge service, high-speed elevators and a marble-decorated lobby, according to the developer.
• Business Bay address — close to the Business Bay Metro Station and Sheikh Zayed Road, with a waterfront promenade, according to the developer.
• Wide unit range — from entry-level offices at AED 670,000 to full-floor plates of up to AED 18 million.

Frequently Asked Questions

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.

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.

Operating Since 2009

Bayswater was completed in 2009 and has operated for more than fifteen years. A completed building has an occupancy and transaction history that a newly launched project does not, so a buyer can ask for the leasing, service-charge and transaction record of the specific unit instead of relying on renderings and a brochure.

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Bayswater Tower is a completed commercial building in Business Bay, with offices from 748 sq ft on the listing. The Binary and the rest of our UAE portfolio are listed separately.