Jumeirah Bay X2 is a 47-storey tower at the entrance of Cluster X in Jumeirah Lake Towers, delivered in 2009. Offices sit within the DMCC free zone. 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
No source states the height. Floor plate and total area are left out because the figures published for this tower match those on another tower’s page.
Offices in Jumeirah Bay X2
- Offices are fitted and furnished with HVAC, partitioning, plumbing and electrical outlets; fully furnished units are also available (Cushman & Wakefield).
- Some units have floor-to-ceiling double-paned windows, and every office has at least one restroom (Cushman & Wakefield).
- Views of Jumeirah Park and the surrounding lakes are described (Cushman & Wakefield).
- A dedicated parking bay for office staff is listed (Bayut).
Browse current offices for rent or read our guide to buying an office in Dubai.
Office prices and rents
| Sale, range | From AED 510k for a 610 sq ft semi-fitted office up to AED 3.8M for a 3,267 sq ft fully furnished and fitted office. Bayut building page, checked October 2026 |
|---|---|
| Rent, range | AED 50k for a 733 sq ft semi-fitted office, AED 75k for an 884 sq ft fully furnished office, up to AED 260k for a 3,215 sq ft furnished office. Annual rents per Bayut. Bayut building page, checked October 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 Jumeirah Bay X2 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 X2.
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 X2 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. No office service charge figure was found for Jumeirah Bay X2 in the sources checked. |
| 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 | Not verified. Ask whether cooling is included or 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 | 2009 (Cushman & Wakefield and Bayut agree) |
|---|---|
| Storeys | 47 |
| Developer | First Gulf property developers (Cushman & Wakefield) |
| Parking | Bayut lists a dedicated parking bay for office staff and safe, secure parking spaces. No space count or fees are published. |
Location
| Area | Jumeirah Lake Towers, Cluster X |
|---|---|
| Address | Cluster X, Jumeirah Lake Towers, Dubai. No street address is published. |
| Nearby | Bayut places the tower at the entrance of Jumeirah Lake Towers along Sheikh Zayed Road. |
Why consider it, and what to check
In its favour
- Entrance location in Cluster X along Sheikh Zayed Road
- Units are offered semi-fitted through to fully furnished
- DMCC free zone licensing is available
Check before you commit
- The service charge, as none is published
- The parking allocation per office
- The fit-out level and what is included in the quoted price
Frequently asked questions
What is Jumeirah Bay X2?
Jumeirah Bay X2 is a 47-storey tower in Cluster X of Jumeirah Lake Towers, delivered in 2009, with offices and retail shops.
Where is Jumeirah Bay X2 located?
It is at the entrance of Cluster X, Jumeirah Lake Towers, Dubai. No street address is published.
What is the service charge for an office in Jumeirah Bay X2?
The current office service charge for Jumeirah Bay X2 is not independently verified, and no office figure has been published in the sources we checked. Ask for the latest statement or invoice for the exact unit.
How do service charges affect the rental yield of an office in Jumeirah Bay X2?
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 X2?
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.