Introduction
In Dubai’s rapidly growing office real estate sector, Lumena by Omniyat emerges as a landmark that redefines ultra-luxury commercial development. Located in Business Bay, this 260-metre tower is set to transform how corporate tenants and investors view office ownership. With 91 exclusive offices across 47 levels, curated hospitality-grade amenities, and ambitions to achieve global sustainability certifications, Lumena positions itself as a future-proof workplace investment.
Scheduled for handover in Q4 2029, Lumena by Omniyat is a rare opportunity for discerning buyers looking for prestige, long-term growth, and access to Dubai’s second-most expensive office market after Downtown.
Developer: OMNIYAT
Omniyat is one of Dubai’s leading luxury developers, with a portfolio that includes architectural icons such as The Opus by Zaha Hadid and One at Palm Jumeirah. The group is known for fusing art, design, and functionality into every project.
For Lumena, Omniyat partnered with GAD Architecture, bringing a world-class design approach that balances sustainability and aesthetics.
Certification Targets
Lumena is marketed as one of Dubai’s most advanced office towers, targeting:
- LEED Platinum
- WELL Platinum
- BREEAM Outstanding
- WiredScore Platinum
- SmartScore Platinum
This rare combination of certifications is expected to appeal strongly to multinational corporations with ESG mandates and to justify rental premiums in Business Bay.
Location: Business Bay Dubai
Business Bay is one of Dubai’s most dynamic commercial hubs. It is the second-priciest office submarket after Downtown, with rents and sales values posting strong multi-year growth.
Key Connectivity
- Direct access to Sheikh Zayed Road (SZR)
- Minutes from Downtown & DIFC
- Proximity to Business Bay Metro Station
This strategic positioning makes Lumena attractive to financial institutions, family offices, private equity firms, and Fortune 500 companies seeking a flagship presence in Dubai.
Project Highlights
| Feature | Details |
|---|---|
| Height | 260 metres |
| Levels | 47 |
| Total Offices | 91 |
| Sizes | From 4,346 sq ft (boutique) to 6,858 sq ft (half floors) |
| Parking | 1,000+ spaces |
| Elevators | 19 double-deck |
| Completion | Q4 2029 |
| Delivery | Shell & Core (customizable fit-outs) |
| Retail Space | 25,618 sq ft |
| Amenities Area | 75,907 sq ft |
Office Mix
- Boutique Offices: From 4,346 sq ft
- Half Floors: From 6,858 sq ft
- Full Floors: Limited availability
This mix ensures exclusivity while offering flexibility for buyers to create bespoke layouts.
Payment Plan
Omniyat has not yet published an official payment plan on its website. However, reputable brokerage partners consistently advertise a 50/50 structure:
- 5% booking
- 45% during construction
- 50% upon handover (Q4 2029)
Investors should request the SPA (Sales Purchase Agreement) directly from Omniyat for confirmation.
Pricing & Entry Level
Omniyat does not publish an official AED/sq ft rate. Cross-checked brokerage and portal data suggest:
- Indicative Price per Sq Ft: AED 4,300 – 6,300
- Minimum Ticket Size: AED 19M – 25M for boutique offices
This positions Lumena at the ultra-prime end of Dubai’s office market, competing directly with trophy-grade stock in Downtown and DIFC.
World-Class Amenities
What sets Lumena by Omniyat apart is its hospitality-driven amenity program — an offering rarely seen in office towers.
Developer-Listed Facilities
- Sky Theatre – A first-of-its-kind venue for presentations and events
- Exclusive Owners’ Club – Private networking and business lounges
- Sky Pool & Wellness Suites – Gym, yoga, pilates, sauna, steam, and ice baths
- Outdoor Rejuvenation Terrace – Green terraces for relaxation
- Business Centre & Co-Working Spaces – Fully equipped workspaces
- Conference & Event Facilities – High-spec meeting rooms
- Barista Lounge & Concierge – Premium hospitality services
- Valet Parking & 24/7 Security – High-standard operational services
This amenity ecosystem positions Lumena as a destination office tower, designed to attract C-suite executives and blue-chip firms.
Why Invest in Lumena by Omniyat?
1. Scarcity Value
Only 91 offices across 47 floors, compared to hundreds in typical strata towers, making Lumena an exclusive asset with long-term value.
2. Ultra-Prime Location
Business Bay ranks as Dubai’s #2 most expensive office submarket, supported by Knight Frank’s research showing >20% CAGR growth since 2020.
3. ESG & Smart Building Focus
Lumena’s rare certification stack (LEED, WELL, WiredScore, SmartScore) is set to meet the demands of global tenants seeking sustainable, efficient workspaces.
4. Amenity-Led Differentiation
With its Sky Theatre, wellness suites, and Owners’ Club, Lumena offers hospitality-style working environments unmatched in Dubai.
5. Supportive Market Fundamentals
According to Knight Frank’s Dubai Office Market Review, prime office rents continue to rise due to tight supply and near-record occupancy rates. CBRE also reports strong leasing activity across Grade-A assets in 2025.
ROI Potential
The developer does not publish ROI projections. However, based on current market data:
- Business Bay Prime Rent (2025): AED 220 – 280 psf annually (Knight Frank/CBRE)
- Indicative Buy-In (Lumena): AED 4,500 – 6,000 psf
- Gross Yield Estimate: 6–8% annually (depending on fit-out costs and service charges)
Investors should factor in:
- Fit-Out Costs (shell & core delivery)
- Service Charges (higher than average due to luxury amenities)
- Lease-Up Time (blue-chip tenants typically commit to long cycles)
Comparison Table: Lumena vs Other Prime Office Projects
| Lumena by Omniyat | Business Bay | Q4 2029 | AED 4,300–6,300 | 91 | Ultra-luxury, ESG certified, hospitality amenities |
| Eaton Square (Ellington) | MBR City | Q2 2028 | AED 3,300–3,500 | 11 floors | Large floorplates, wellness-focused |
| Burj Capital (Centurion) | Business Bay | Q4 2028 | AED 3,425+ | 243 | Canal views, smaller strata offices |
| Capital Star (Centurion) | Majan | Q1 2027 | AED 1,850 | G+7 | Value-driven suburban positioning |
Due Diligence for Investors
Before committing to Lumena by Omniyat, ensure the following:
- Request the Official Omniyat Pack
– Price list, stacking plan, unit schedule, SPA, payment milestones, and service charge estimates. (Omniyat Official Website) - Verify via Dubai Land Department
– Use the DLD Project Status Portal to confirm escrow account and registration. - Model ROI
– Use Knight Frank and CBRE’s UAE Market Reports to stress test rental yields. - Cross-Check Fit-Out Costs
– Since offices are delivered shell & core, ensure realistic budgeting for interiors and branding.
Suggested Visuals for the Article
- Hero Image: CGI of Lumena by Omniyat in the Business Bay skyline.
- Infographic: “Lumena by Omniyat Key Facts (Height, Floors, Offices, Certifications).”
- Google Maps Embed: Showing Lumena’s Business Bay location on Sheikh Zayed Road.
- Comparison Chart: Lumena vs Eaton Square vs Burj Capital vs Capital Star.
- ROI Graph: Prime rent growth in Business Bay (Knight Frank/CBRE data).
FAQs
Q1. Who is developing Lumena?
A1. The developer is Omniyat, one of Dubai’s most prestigious real estate groups.
Q2. How many offices does Lumena have?
A2. Lumena has 91 exclusive offices spread across 47 levels.
Q3. When will Lumena be completed?
A3. The project is scheduled for handover in Q4 2029.
Q4. What is the minimum size of an office in Lumena?
A4. The smallest office starts from 4,346 sq ft, while half floors are from 6,858 sq ft.
Q5. How much does an office in Lumena cost?
A5. Indicative entry-level pricing ranges from AED 19M to 25M, with an average of AED 4,300–6,300 psf.
Q6. How can I verify Lumena with the DLD?
A6. Use the Dubai REST (Mashrooi) app to confirm registration, escrow, and construction progress.
Conclusion & Call to Action
Lumena by Omniyat is more than just an office tower – it is a statement-grade commercial asset designed for Dubai’s most elite investors and corporations. With its exclusive 91 offices, ultra-prime Business Bay location, and unmatched amenity program, it is set to redefine Dubai’s office market by 2029.
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