Business Bay office towers suit different jobs, and the right one depends mostly on how many square feet you need. In our own live listings from November 2026, asking rents run from AED 146 to AED 626 per sq ft a year across 12 buildings. This guide matches five types of occupier to the towers that fit, with unit sizes, asking rents and an estimator you can use with your own numbers.
Key facts on Business Bay office towers
- Median asking rent across 28 Business Bay listings on Dubai Office Finder, 6 November 2026: AED 264 per sq ft a year (our data, asking prices, not signed leases).
- Average Dubai market rent, Q3 2026: about AED 241 per sq ft, stable on Q2 (Savills, 15 October 2026).
- About 20,200 Dubai office rental transactions in Q3 2026, down 8% on the quarter, and 66% of them under 1,000 sq ft (mid-east.info, 22 October 2026, citing Savills).
- Expected new Dubai office space: about 20.4 million sq ft between 2026 and 2030, with limited handovers in 2026 (Savills Q3 2026 report).
What the late-2026 market means for Business Bay office towers
Dubai’s office rents are flat, not falling. Savills describes average market rents as stable at about AED 241 per sq ft in Q3 2026, and says landlords are selective, favouring stronger tenants and longer leases. For a tenant, that means a good Business Bay office tower will not be discounted just because the market is quiet, but you can still negotiate on terms.
The same report says metro-connected buildings see higher enquiries and faster lease-up. Commute time is a leasing factor, so it belongs in your shortlist alongside price. The business bay office towers below are ranked by asking rent, not by quality, because rent per sq ft is the one number every listing publishes.
One caution about our figures. Each tower has between one and seven listings, so a median is a guide to where asking prices sit today, not a market average. We also compare asking rents, which landlords often negotiate down. Savills measures signed leases across all of Dubai, so its AED 241 and our AED 264 should not be subtracted from each other.
Asking rent per sq ft across Business Bay office towers
| Tower | Listings | Unit size, sq ft | Median asking rent per sq ft | Condition |
|---|---|---|---|---|
| Opus | 3 | 2,669 to 3,675 | AED 626 | furnished |
| Magnum Opus Bay | 2 | 863 to 1,727 | AED 375 | furnished |
| Bay Square | 7 | 1,566 to 3,358 | AED 363 | furnished |
| One by Omniyat | 1 | 3,204 | AED 281 | fitted |
| The Binary Tower | 1 | 725 | AED 262 | furnished |
| The Burlington | 2 | 660 to 1,680 | AED 256 | fitted |
| Bayswater Tower | 2 | 1,385 to 1,719 | AED 252 | fitted and furnished |
| B2B Tower | 2 | 586 | AED 225 | furnished |
| Park Lane Tower | 1 | 641 | AED 215 | furnished |
| The Prism | 3 | 973 to 1,900 | AED 200 | furnished |
| Empire Heights 2 | 1 | 3,175 | AED 187 | furnished |
| Westburry Tower 1 | 2 | 1,018 to 1,180 | AED 146 | not stated |
The spread is wide. The Opus sits at AED 626 per sq ft, more than four times Westburry Tower 1 at AED 146. That gap is the reason to choose Business Bay office towers by use case rather than by the district name.
Five picks among Business Bay office towers, by use case
1. Startups and solo founders: under 750 sq ft
Four towers in our listings offer small units: B2B Tower (586 sq ft, AED 225 per sq ft), Park Lane Tower (641 sq ft, AED 215), The Burlington (660 sq ft, fitted) and The Binary Tower (725 sq ft, AED 262). All are furnished or fitted, which removes the fit-out bill. At 586 sq ft and AED 225, the annual asking rent is about AED 132,000.
Small units are the mainstream of the city’s market, not a niche. Savills puts 66% of Q3 2026 transactions under 1,000 sq ft and 40% under 500 sq ft. If you only need a licence address plus a few desks, read our mainland vs free zone guide before you rent.
2. Small teams: 1,000 to 1,900 sq ft
This is where the choice among Business Bay office towers is widest. The Prism offers 973 to 1,900 sq ft at a median AED 200 per sq ft. Bayswater Tower has fitted units of 1,385 to 1,719 sq ft at AED 252. The smaller Bay Square units start at 1,566 sq ft, at a median AED 363 for the building.
A rough fit is the number of desks times the space each person needs. Our office space per employee guide explains how to work that out. Bay Square costs more per sq ft than The Prism, so the question is whether the address and the building mix are worth the difference to your clients.
3. Lowest asking rent per sq ft
Two towers stand out on price. Westburry Tower 1 has units of 1,018 and 1,180 sq ft at a median AED 146 per sq ft. Empire Heights 2 has a 3,175 sq ft furnished floor at AED 187. At 1,100 sq ft and AED 146, the asking rent is about AED 160,600 a year.
Low asking rent is a starting point, not a verdict. With one or two listings per tower, a single unit can set the median. Check the condition, the floor, the view and what is included before you let a low number decide. Our Business Bay offices for rent guide covers the district view.
4. Client-facing premium space
For a business that receives clients and wants a Grade A address, the top of the range is The Opus at a median AED 626 per sq ft for units of 2,669 to 3,675 sq ft, and Magnum Opus Bay at AED 375 for 863 to 1,727 sq ft. Both listings are furnished.
The premium buys a building that is itself part of your pitch. It does not buy more efficient space. If your clients rarely visit, a mid-priced tower from the list above may serve you equally well. Our district comparison shows where the same budget goes in JLT and DIFC.
5. Full floors and larger teams: 2,500 sq ft and above
Four towers in our listings offer 2,500 sq ft or more: Bay Square (up to 3,358 sq ft), Empire Heights 2 (3,175 sq ft), One by Omniyat (3,204 sq ft, fitted, advertised as near the metro) and The Opus (up to 3,675 sq ft). Rents run from AED 187 to AED 626 per sq ft.
Larger floors give you control over layout and branding, but they raise the total commitment. A 3,200 sq ft floor at AED 281 per sq ft is about AED 900,000 a year in asking rent. For a decision of that size, compare it with owning, using our buy vs rent calculator.
Estimate rent in Business Bay office towers
Choose a tower and enter the size you need. The tool uses the median asking rent from our listings and adds the usual costs. It is an estimate for planning, not a quote.
Business Bay office towers: annual cost estimator
What to check before you choose among Business Bay office towers
Fit-out and furnishing change the real cost more than a few dirhams of rent per sq ft. A furnished unit saves the fit-out bill but carries a 10% security deposit instead of 5%. Ask what is included, who pays for parking, and whether the service charge is inside the rent, as it usually is in Dubai commercial leases.
- Walk the route from the nearest metro station to the entrance, at the time your staff would arrive.
- Confirm the floor plate suits your layout, not only the total sq ft.
- Ask for the lease length and the break clause in writing.
- Check parking allocation per unit.
- Compare two or three Business Bay office towers on the same day, so the differences are visible.
Our step-by-step rental guide covers the contract and registration side, and the office budget calculator helps you set a ceiling first.
New supply and where Business Bay office towers go next
Supply is the main medium-term variable. Savills expects about 20.4 million sq ft of new Dubai office space from 2026 to 2030, with a bigger increase from 2028 and limited handover activity in 2026. Most of the 2028 and 2029 supply is strata-titled, which means many individual owners.
In Business Bay itself, Arabian Business reported on 21 October 2026 that Ellington Properties and Al Hamra Group unveiled the AED 2.8 billion Berkeley Tower, described as Ellington’s largest commercial project. For tenants, new towers widen choice later. For buyers of existing Business Bay office towers, they are competition. Our Dubai office market guide tracks the wider picture, and rent per sq ft by area shows how Business Bay compares with other districts.
Frequently asked questions about Business Bay office towers
Which Business Bay office towers suit a small team?
For 1,000 to 1,900 sq ft, our November 2026 listings point to The Prism (973 to 1,900 sq ft, median asking AED 200 per sq ft), Bayswater Tower (1,385 to 1,719 sq ft, AED 252) and the smaller Bay Square units (from 1,566 sq ft, AED 363). The choice is between a lower rent and a better address. These are asking rents from three to seven listings, not transaction prices.
How much do Business Bay office towers cost per sq ft?
Across 28 live Business Bay listings on Dubai Office Finder in November 2026, the median asking rent is AED 264 per sq ft a year. Savills reports an average Dubai market rent of AED 241 per sq ft for Q3 2026, but that is a citywide average of signed leases, so the two figures measure different things.
What is the best of the Business Bay office towers for a startup?
For under 750 sq ft, our listings include B2B Tower (586 sq ft), Park Lane Tower (641 sq ft), The Burlington (660 sq ft) and The Binary Tower (725 sq ft), all fitted or furnished. Savills says 66% of Dubai office transactions in Q3 2026 were under 1,000 sq ft, so small units are the normal case, not the exception.
Is service charge included in the rent in Business Bay office towers?
In Dubai commercial leases the service charge is usually included in the rent, but you should confirm it in the tenancy contract for each tower. Parking, utility deposits and telecom costs vary by building, so ask for them in writing before you sign.
Does metro access matter when choosing Business Bay office towers?
Savills noted in its Q3 2026 report that metro-connected buildings see higher enquiries and faster lease-up. For staff who commute, walking time to a station can matter more than a small difference in rent, so check the walking route as well as the distance.
How we built this guide
This guide on business bay office towers uses our own listings and sources opened on 6 November 2026. Our data: 28 live Business Bay listings on the Dubai Office Finder homepage index, annual asking rent divided by unit size, median per tower. These are asking prices.
Savills, Dubai Office Market Report Q3 2026, published 15 October 2026: average market rent of AED 241 per sq ft, transaction counts, unit-size split, metro and landlord comments and the 2026 to 2030 supply pipeline. The same figures were confirmed in mid-east.info, 22 October 2026. Arabian Business, 21 October 2026: Berkeley Tower announcement, taken from the headline and summary only.
Fees and deposits follow typical Dubai commercial lease practice: an agency fee of 10% of annual rent plus 5% VAT on the fee, and a refundable security deposit of 5% unfurnished or 10% furnished. We left out tower heights, floor counts, service charges and handover dates because we could not verify them for every building.