Jumeirah Bay X3 is a 55-storey offices-only tower in JLT Cluster X, developed by Mismak Properties and completed in 2008, with shops and cafes on the lower levels. This page covers its office units.
Overview
Cushman & Wakefield’s area figures are labelled for Jumeirah Business Centre 1 on its page, so we do not quote an office area. We did not find a service charge.
Offices in Jumeirah Bay X3
Bayut lists offices of 721 to 5,607 sq ft. The tower has a pool, gym, sauna, conference centres, a cafeteria and food outlets, CCTV and a 24-hour concierge, with assigned basement parking.
Facilities
Pool, gym, sauna and conference centres.
Parking
Large basement with assigned spaces.
Food
Cafeteria and food outlets.
Browse current offices for rent or read our guide to buying an office in Dubai.
Office prices and rents
| Rent, range | Offices AED 49k to AED 462k a year. Bayut, undated |
|---|---|
| Sale, range | Offices AED 500k to AED 5.6M. Bayut, undated |
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 Jumeirah Bay X3 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 Jumeirah Bay X3.
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 Jumeirah Bay X3 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) | None found in the sources checked. |
| Previous years and percentage changes | Not available. |
| Estimated service charge per sq ft | Not available. |
| What the charge includes | Not verified. Ask the seller or landlord for the owners’ association statement for the exact unit. |
| 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 | 2008 |
|---|---|
| Storeys | 55 |
| Developer | Mismak Properties |
| Lifts | 5 |
| Amenities | Pool, gym, sauna, conference centres, cafeteria |
Location
| Address | JLT Cluster X, between Sheikh Zayed Road interchanges 5 and 6 |
|---|---|
| Metro and travel times | DAMAC Properties Metro 4 minutes, JLT Metro 8 minutes and Nakheel 10 minutes; Jumeirah Bay X1 and Red Diamond bus stops 2 minutes (Bayut) |
| Neighbours | Jumeirah Bay X2 and the Cluster X towers |
Why consider it, and what to check
In its favour
- Offices-only tower
- Pool, gym and conference centres
- Close to DAMAC Properties Metro
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 quoted size is gross or net
Frequently asked questions
What is Jumeirah Bay X3?
Jumeirah Bay X3 is a 55-storey offices-only tower in JLT Cluster X, developed by Mismak Properties and completed in 2008.
Where is Jumeirah Bay X3 located?
In JLT Cluster X, between Sheikh Zayed Road interchanges 5 and 6.
What is the service charge for an office in Jumeirah Bay X3?
We did not find a published office service charge for Jumeirah Bay X3, and it is not independently verified. Ask the seller or landlord for the latest owners’ association statement or invoice for the exact unit.
How do service charges affect the rental yield of an office in Jumeirah Bay X3?
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 Jumeirah Bay X3?
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.