Bay Square is a 13-building mixed-use project in Business Bay developed by Dubai Properties, with offices in several of its buildings. This page covers its commercial office units only: what is on offer, what offices are asking, what they cost to own and what to check before you buy or rent.
Overview
Bayut lists eight commercial, three residential and one hotel building, which adds up to 12, so its breakdown is inconsistent. Offices are confirmed in Buildings 1, 4, 6 and 12 only.
Offices in Bay Square
- Buildings 1, 4, 6 and 12 are confirmed to hold offices. Buildings 3, 5, 7 to 11 and 13 were not individually verified.
- Building 1: 14 storeys, offices of 1,705 to 7,225 sq ft, with a pool and gym.
- Building 4: 7 floors above ground and 2 parking floors, with shops on the ground floor and offices of 5,000 to 16,000 sq ft above.
- Building 6: 8 storeys, offices of 1,621 to 33,088 sq ft.
- Building 12: 13 floors with fitted offices of about 1,500 to 1,900 sq ft and a full floor of about 14,000 sq ft.
Browse current offices for rent or read our guide to buying an office in Dubai.
Office prices and rents
| Sale, range, project-wide | AED 3.5M to AED 20.5M for offices. Bayut Bay Square page, undated |
|---|---|
| Sale, range, Building 4 | AED 1.5M to AED 25M. Bayut, undated |
| Rent, range, project-wide | AED 65k to AED 1.1M a year. Bayut, undated |
| Rent, range, Building 1 | AED 350k to AED 734k a year for 1,705 to 7,225 sq ft. 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 Bay Square 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.
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 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) | Charges differ by building and none is verified for offices. Bayut shows AED 5.50 per sq ft for Building 4, which is mostly offices, and higher general-fund figures of AED 13.76 to AED 21.21 for Buildings 1, 2, 6 and 12, which may be residential-based. Treat all as unconfirmed. |
| Previous years and percentage changes | Not available. |
| Estimated service charge per sq ft | Varies by building. AED 5.50 per sq ft per year for Building 4 (mostly offices) up to AED 21.21 for Buildings 1, 2, 6 and 12 (general fund, may be residential-based). This is an estimate based on the published figure above. Not independently verified. |
| 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. Confirm in writing whether cooling is inside the service charge or billed separately by consumption. |
| 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 |
|---|---|
| Developer | Dubai Properties Group |
| Project size | 13 buildings of 10 to 14 floors, on about 5 million sq ft of land |
| Commercial space | About 1 million sq ft |
| Ground floors | 126 retail outlets |
| Consultant | Khatib & Alami |
Location
| Area | Business Bay, Dubai |
|---|---|
| Street | Al Asayel Street (Building 1) |
| Nearby | Downtown Dubai, Sheikh Zayed Road and Al Khail Road (Building 1, Cushman & Wakefield) |
Why consider it, and what to check
In its favour
- Many buildings and unit sizes to choose from
- Large floors in Buildings 4 and 6
- Retail on the ground floors
Check before you commit
- Which of the 13 buildings holds the office you are viewing
- The service charge for that specific building, since figures differ widely
- Whether the building is mixed with residential units
Frequently asked questions
What is Bay Square?
Bay Square is a 13-building mixed-use project in Business Bay developed by Dubai Properties Group, with offices in several buildings.
Where is Bay Square located?
In Business Bay. Building 1 is on Al Asayel Street.
What is the service charge for an office in Bay Square?
The current office service charge for Bay Square is not independently verified. 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?
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?
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.