Bay Square Building 12 is a 13-storey mixed-use building in the Bay Square development in Business Bay, developed by Dubai Properties and completed in 2014. This page covers its commercial office units only: sizes, asking ranges, the published service charge and what to check.
Overview
Bayut names Emaar Properties as developer, while Cushman & Wakefield and the contractor name Dubai Properties; we use Dubai Properties.
Offices in Bay Square Building 12
Bayut’s guide gives fitted offices of 1,500 to 1,900 sq ft and a full floor of about 14,000 sq ft, and its listings run from 1,566 to 12,837 sq ft. The building has a gym, pool, kids’ play area, event space, 24-hour concierge, CCTV and guard patrols, and a Choithrams supermarket on the ground floor.
Lifts
Four high-speed lifts.
Parking
Five parking levels shared by residents and office tenants.
Retail
Choithrams on the ground floor.
Browse current offices for rent or read our guide to buying an office in Dubai.
Office prices and rents
| Rent, examples | 3,565 sq ft fully furnished canal-view office at AED 1,050,000 a year; 1,566 sq ft canal-view office with 4 parking spaces at AED 570,000 a year; 12,837 sq ft at AED 4,700,000 a year. Bayut listings, September and October 2026 |
|---|---|
| Sale, examples | 1,952 sq ft corner furnished unit at AED 8,700,000; 4,808 sq ft combined units at AED 20,050,000. Bayut listings, August and September 2026 |
Asking prices and rents are not transactions. They vary with size, floor, view and fit-out, and the sources were published at different dates. Where a source does not state the date or the rent period, the figure is shown as published.
Office Service Charges & Ownership Costs
This section covers Bay Square Building 12 service charges for commercial office units only: the office service charge per sq ft, annual maintenance fees and the wider cost of owning an office in Bay Square Building 12.
Dubai Land Department publishes approved service charges by project, use and year in the RERA Service Charge Index (Mollak). The index sits behind a login, and we have not confirmed the Bay Square Building 12 office rate from it, from an owners’ association statement or from a verified invoice.
| Latest verified annual office service charge | Not independently verified. |
|---|---|
| Published figure (not verified by us) | AED 13.99 per sq ft on Bayut, citing DLD: services 2.20, maintenance 2.77, utilities 4.79, management 0.67, insurance 0.10, master community 1.83, adjustment 0.12, income 0.04, reserve 1.47. Bayut does not label it approved or invoiced. |
| Previous years and percentage changes | Not available. |
| Estimated service charge per sq ft | AED 13.99 per sq ft per year. This is an estimate based on the published figure above. Not independently verified. |
| What the charge includes | Bayut’s breakdown includes utilities. Confirm with the owners’ association. |
| Cooling or chiller charges | Not verified. Ask whether cooling is billed separately. |
| Separately billed expenses | Not verified. Ask whether parking, cooling consumption, utilities or insurance are billed on top of the service charge. |
| VAT treatment | Not verified for service charges. Ask the seller to show the latest invoice, with VAT shown separately. |
Units in the same building do not necessarily carry the same charge, and the chargeable area can differ from the advertised size. Before you commit, ask for the latest Mollak statement or invoice for the specific unit and check that the building, the year, the office category and the area basis all match.
Building and design
| Completed | 2014 |
|---|---|
| Storeys | 13 |
| Developer | Dubai Properties |
| Ownership | Freehold |
| Lifts | 4 high-speed lifts |
| Amenities | Gym, pool, play area, event space, concierge |
Location
| Address | Bay Square, Business Bay, near Al Asayel Street and Marasi Drive |
|---|---|
| Metro and travel times | Bus stops 5 to 7 minutes on foot and three metro stations within a 10-minute drive (Bayut) |
| Neighbours | The other Bay Square buildings: Dubai Properties’ development has 13 buildings, eight of them commercial (Bayut) |
Why consider it, and what to check
In its favour
- Part of the Bay Square business district beside the canal
- Covered parking for office occupants
- Cafes and retail across the complex
Check before you commit
- The verified office service charge and what it includes
- Whether the unit is shell and core, fitted or furnished
- How many parking spaces come with the unit
- Whether the building mixes offices with apartments, which affects noise, lifts and access
Frequently asked questions
What is Bay Square Building 12?
Bay Square Building 12 is a 13-storey mixed-use building in the Bay Square development in Business Bay, developed by Dubai Properties and completed in 2014.
Where is Bay Square Building 12 located?
In the Bay Square development on Marasi Drive, near the Dubai Canal and Sheikh Zayed Road.
What is the service charge for an office in Bay Square Building 12?
The current office service charge for Bay Square Building 12 is not independently verified. A published figure of AED 13.99 per sq ft exists, but we have not confirmed it as an approved rate or invoice. See the service charges section above and ask for the latest statement or invoice for the exact unit.
How do service charges affect the rental yield of an office in Bay Square Building 12?
An owner who bears the service charge deducts it from rental income, so net yield is lower than gross yield. If the lease makes the tenant pay it separately, it is not deducted from the owner’s income.
Sources
Facts on this page come from the sources below, checked October 2026. Where sources disagree, the page says so.
Looking at an office in Bay Square Building 12?
Mazen Alzoubi specializes in commercial offices: rentals, sales and off-plan sales in Downtown Dubai, Business Bay and across Dubai, helping clients secure high-performing assets at the best terms. Ask Mazen Alzoubi, eXp Realty Dubai (RERA BRN 76380), about availability, layouts and viewings.
Call +971 50 438 0503WhatsApp MazenContact usWork out the full cost first with our Dubai office budget calculator or compare other commercial office towers.