Business Bay
Bay Square
ساحة الخليجBUSINESS BAY (L.L.C) · Selling since 2011 · recent sales mostly resales
The Land Department’s record
completed per DLD · 100% complete · buildings · 1,023 units · 23 buildings · DLD target completion August 2014
Registered developer: BUSINESS BAY (L.L.C) (DLD no. 898)
Escrow account with Mashreq Bank · Zoned by Dubai Development Authority (DDA)
From the Land Department’s projects file published 15 June 2026. These are the register’s own entries, not a status we determined, and they change only when DLD republishes the file. An escrow account being recorded is not an assurance about the project.
Filed service charge, by cluster
This project filed 9 separate residential budgets for 2023. You pay the one your home sits in, not the average of them.
| Cluster or tower, as filed | AED per sqft |
|---|---|
| Business Bay - Bay Square - B010 | 26.0 |
| Business Bay - Bay Square - B06 | 24.0 |
| Business Bay - Bay Square - B07 | 19.0 |
| Business Bay - Bay Square - B03 | 18.0 |
| Business Bay - Bay Square - B011 | 17.0 |
| Business Bay - Bay Square - B013 | 17.0 |
| Business Bay - Bay Square - B02 | 14.0 |
| Business Bay - Bay Square - B01 | 14.0 |
| Business Bay - Bay Square - B012 | 13.0 |
Filed with the Land Department for 2023, the newest year its owners-association file covers. Charges have risen since, and a budget is not a bill. Which cluster a specific home belongs to is not in the register, so match the name against your own paperwork before relying on a figure.
Rents filed under Business Bay
Median annual rent of AED 90,000 across 14,397 tenancies registered in the community over the last 12 months.
This is the community’s figure, not this project’s. The Land Department names a community on far more tenancies than it names a project, so this is shown where the project’s own registered tenancies are too few to publish. Buildings within one community differ widely, so treat it as the surrounding level rather than what this address achieves.
Median per sqft
AED 1,573/sqft
3yr CAGR · resales
+8.9%
Resale record
88 months
Registered resales here span 88 months. The CAGR beside this is drawn from them; a figure for what they will do next is a scenario you set on the returns page.
Registered DLD sales · medians, not estimates · how we compute this
What would this size cost?
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in Bay Square — not an asking price, and not this project’s overall median, which mixes every unit size together.
Price per sqft trend
What it returns
A year’s rent against what completed homes of that size actually sold for in Bay Square over the same twelve months. Prices are this project’s own registered ready sales; off-plan sales are left out because rent is paid on built homes. Rents marked this building are registered new tenancies in Bay Square itself; the rest are homes of the same size in Business Bay, used where Ejari did not name the building.
| Size | Costs now, ready | Rents for | Gross yield | Ready sales, 12m |
|---|---|---|---|---|
| Studio | AED 1.05M | AED 95,000/yrsame size in Business Bay | 9.0% | 12 |
| 1 bed | AED 1.86M | AED 145,000/yrsame size in Business Bay | 7.8% | 16 |
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a studio here reads 11.1% instead of 9.0%, because it prices the home at AED 855.32K — the median across every sale on record — rather than the AED 1.05M a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from this building’s own owners-association budget for 2023 — AED 17/sqft, as filed with the Land Department. Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| Studio | AED 11,281 | AED 83,719 | 9.0% | 8.0% |
| 1 bed | AED 20,800 | AED 124,200 | 7.8% | 6.7% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
Common questions about Bay Square
How much does a home in Bay Square cost?
Over the last twelve months a completed studio in Bay Square sold for a median AED 1.05M (12 ready sales), a 1-bedroom for AED 1.86M (16 ready sales). These are medians of sales actually registered with the Dubai Land Department, not asking prices. Completed homes only — off-plan registrations are left out, because they sell at a premium and are not the same purchase.
How much is rent in Bay Square?
A studio rents for a median AED 95,000/yr (homes of about that size in Business Bay, 1,479 new tenancies), a 1-bedroom rents for a median AED 145,000/yr (homes of about that size in Business Bay, 1,523 new tenancies). These are medians of new tenancy contracts registered with Ejari over the last twelve months — what tenants agreed to pay, not advertised asking rents. Ejari names the building on only about one contract in five, and on none that match Bay Square, so every figure above is the rent for homes of that size in Business Bay — the area's rent, not this project's own.
What rental yield does Bay Square give?
Gross yields on completed homes in Bay Square run about 9.0% on a studio, 7.8% on a 1-bedroom, dividing a year of registered rent by what completed homes of that size actually sold for over the same twelve months. Both halves cover the same period, which is why these read lower than yields quoted against an all-time average price. They are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Is Bay Square selling off-plan or as resales?
0% of the 112 sales registered in Bay Square in its most recent twelve months of trading were off-plan, and the rest were completed homes. That window ends at this project's own newest registered sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
When did Bay Square start selling?
The Land Department's register holds 2,145 sales in Bay Square, the earliest registered in 2011. That is when a sale here was first recorded, which is not the same as when the project launched or completed — the transaction register carries no build date, so we do not publish one.
Due diligence
Price vs. Business Bay median
-26.3%
Priced at or below the area's real median.
Developer track record
2,147 real transactions
1 completed · 0 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →Handover competition
High competitionWhen Bay Square completed in August 2014, 9 other other projects in Business Bay were also completing within 6 months — a useful reference point for how crowded the handover window actually was. Separately, 146 more other projects in Business Bay are still in the pipeline overall.
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What's around this property
Transport, schools, healthcare, and daily essentials within 3 km.
Nearest metro
2.1 km
Burj Khalifa / Dubai Mall
Nearest school
2.4 km
Hartland International School
Nearest hospital
1.2 km
BIOS CLINIC
Nearest supermarket
349 m
Spinneys
Metro stations
- Burj Khalifa / Dubai Mall2.1 km
- Business Bay2.1 km
- Financial Centre2.9 km
Schools
- Hartland International School2.4 km
- Dubai International School2.5 km
- Dubai International School2.5 km
- GEMS Our Indian School2.6 km
Hospitals & clinics
- BIOS CLINIC1.2 km
- Mediclinic1.5 km
- Nexx Home Healthcare Services2.1 km
Supermarkets
- Spinneys349 m
- Q Mini Mart492 m
- Al Reyhan Mini Mart536 m
- Carrefour Market562 m
Bus stops
- Bay Square 1116 m
- Bay Square 2140 m
- Canal View Hotel Apartments 2246 m
- Canal View Hotel Apartments 1275 m
Pharmacies
- Life Pharmacy533 m
- Supercare Pharmacy642 m
- Life Pharmacy1.2 km
- Life Pharmacy1.6 km
Malls
- Bay Avenue Mall1.6 km
- Business Time Centre2.0 km
- Mazaya Shopping Centre2.1 km
- Al Wasl Centre2.2 km
Parks
- Bayside Park 5354 m
- Bayside Park 3357 m
- Bayside Park 3434 m
- Bayside Park 4763 m
Mosques
- Masjid Al Ghafoor812 m
- Shaikha Abdulla Salem860 m
- Al Safa Mosque2.3 km
- Al Qasimi Mosque2.5 km
Straight-line distances — actual walking or driving routes will be longer. Measured from this project's own mapped location. Places data from OpenStreetMap.
Loading map…
Buildings in this project
Priced from each tower’s own registered sales, rather than the project median above.
Other projects in Business Bay
Buying in Bay Square?
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the median here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to open an official system on the day: the agent's licence, the project's escrow, and its registered status.
Get an independent reportFrom AED 1,500. Nothing is charged until you have a quote and accept it. See a sample