Bayswater is a 25-floor tower in Business Bay developed by Omniyat, with 293 offices and 11 shops. 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
Offices in Bayswater
There are 293 offices, with larger units up to a 12,702 sq ft full floor. The building has five podium levels and two basements.
Lifts
Six lifts.
Amenities
Health club.
Cooling
Chiller charges are billed per unit by consumption.
Browse current offices for rent or read our guide to buying an office in Dubai.
Office prices and rents
| Sale, asking | 6,500,000 for a 2,000 sq ft fitted office, about AED 3,250 per sq ft (calculated). Cushman & Wakefield guide |
|---|---|
| Sale, range | Offices from AED 670k, and a 1,708 sq ft fitted office at AED 1.3M. Bayut, undated |
| Rent, asking | 395,000 for a 1,681 sq ft fitted office, about AED 235 per sq ft (calculated). The rent period is not stated. Cushman & Wakefield guide |
| Rent, range | Offices from about AED 65k a year, and a 1,816 sq ft fitted office at about AED 236k. 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 Bayswater 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 Bayswater.
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 Bayswater 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 for office units. |
| Previous years and percentage changes | Not available. |
| Estimated service charge per sq ft | Not available. No office service charge figure has been published for this tower, so no estimate is given. |
| What the charge includes | Not verified. Ask the seller or landlord for the owners’ association statement for the exact unit. |
| Cooling or chiller charges | Bayut says chiller charges are billed per unit by consumption, so cooling is a separate cost to confirm. |
| 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 or 2009 |
|---|---|
| Storeys | 25, with 2 basements and 5 podium levels |
| Developer | Omniyat Properties |
| Note | The second Omniyat commercial tower in Business Bay |
Location
| Business Bay Metro | About 7 minutes by car, with bus stops about 5 minutes on foot (Bayut) |
|---|---|
| Neighbours | The Citadel and Regal Tower |
Why consider it, and what to check
In its favour
- Omniyat-developed
- Wide range of unit sizes
- Health club in the building
Check before you commit
- The verified office service charge
- Chiller consumption billed on top
- Which parking figure is right, as sources differ
Frequently asked questions
What is Bayswater?
Bayswater is a 25-floor tower in Business Bay developed by Omniyat, with 293 offices and 11 shops.
Where is Bayswater located?
In Business Bay, about 7 minutes by car from Business Bay Metro and near The Citadel and Regal Tower.
What is the service charge for an office in Bayswater?
The current office service charge for Bayswater 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 Bayswater?
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 Bayswater?
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.