Bay Square Building 11 is a 13-storey mixed-use building in the Bay Square development in Business Bay, developed by Dubai Properties. This page covers its commercial office units only: sizes, asking ranges, the published service charge and what to check.
Overview
Offices in Bay Square Building 11
Bayut office listings in this building are about 1,566 to 1,629 sq ft, with four parking spaces quoted per office. The building has a pool, a gym and yoga room, water-feature walkways, a pharmacy and a concierge, and shares access to the DoubleTree hotel facilities.
Facilities
Pool, gym and yoga room, with DoubleTree hotel facility access.
Lifts
Two high-speed lifts.
Retail
Pharmacy and concierge.
Browse current offices for rent or read our guide to buying an office in Dubai.
Office prices and rents
| Rent, examples | 1,573 sq ft furnished canal-view office at AED 710,000 a year (validated 23 September 2026); 1,629 sq ft furnished at AED 399,999 a year. The two figures differ widely. Bayut listings |
|---|---|
| Sale, examples | 1,573 sq ft furnished at AED 7,100,000; 1,566 sq ft fitted at AED 6,500,000. 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 11 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 11.
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 11 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 12.53 per sq ft on Bayut, citing DLD: services 1.80, maintenance 0.79, utilities 5.50, management 0.65, insurance 0.09, master community 3.46, reserve 1.16, adjustment -0.92. Bayut does not label it approved or invoiced. |
| Previous years and percentage changes | Not available. |
| Estimated service charge per sq ft | AED 12.53 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
| Storeys | 13 |
|---|---|
| Developer | Dubai Properties |
| Lifts | 2 high-speed lifts |
| Amenities | Pool, gym, yoga, pharmacy, concierge, district cooling |
Location
| Address | Bay Square, Business Bay, near Al Asayel Street and Marasi Drive |
|---|---|
| Metro and travel times | Business Bay Metro Station about 7 minutes away; the mode of travel is not stated (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 11?
Bay Square Building 11 is a 13-storey mixed-use building in the Bay Square development in Business Bay, developed by Dubai Properties.
Where is Bay Square Building 11 located?
In the Bay Square development in Business Bay, with access to Sheikh Zayed Road (E11).
What is the service charge for an office in Bay Square Building 11?
The current office service charge for Bay Square Building 11 is not independently verified. A published figure of AED 12.53 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 11?
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 11?
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.