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An office in Bay Square Building 13 sold for about AED 1,984 per sq ft in 2024
Median of 8 office sales in 2024, median price AED 3,907,842. Source: Dubai Land Department register, to 12 Feb 2026. 3 market sales in the 12 months to 19 Oct 2026; 19 sales on record since 2023. That is too few for a home price.
- The market says
- 176 registered sales since 2014 at AED 1,984 per sq ft (2024); 1 home for sale now.
“There are too few recent sales in Bay Square Building 13 for me to quote a return. I would price it from the last sale of the same layout, and I would not pay more for a promise.”
- Official record
- 176 registered sales since 2014: 135 office, 41 apartment
- Size
- 9 floors · 17 units
- Google rating
- 5 (1 ratings)
- Shops and food
- 8 in the building · 17 places to eat within 300 m
- Nearest metro
- Burj Khalifa/ Dubai Mall Metro Station, 2,069 m in a straight line
Pictures of Bay Square Building 13
Photo: propsearch.ae
Photo: propsearch.ae
Photo: propsearch.ae
4 pictures of this building: a drawing, photos. Each shows its source; select one to open it there. A drawing is made by BUY DUBAI from real pictures and is marked as a drawing.
From the developer: Dubai Properties
What Dubai Properties publishes about Bay Square Building 13. Pictures are the developer's artist's impressions, not photos of the building. Each fact shows where it comes from; a fact read from the developer's text is checked word for word.
Video
Video: fäm Properties on YouTube. Not from the developer.
Checked, not found: artist's impressions, floor plans, a brochure or other PDF, facts we could check. We searched the developer site and the web on 10 Oct 2026. Ask Dubai Properties for the latest brochure and floor plans.
Bay Square Building 13 on the map
Three views of the same place, from the same direction. The other towers we cover are on all three: click one to open its page.
The map loads when you reach it.
3D: AI picture models of our towers (height and position from the map, detail approximate) and blocks from OpenStreetMap heights.
Resale and off-plan prices by bedroom
Resale = a completed home sold on. Off-plan = a home sold before the tower is complete, by the developer or by an earlier buyer (a Land Department "delayed sell"). The two are different markets, so we never mix them in one price. Sold = median price of sales in the 12 months to 19 Oct 2026. Asking and rent = live listings on 7 Oct 2026. Counts are in brackets. A median needs 5 sales or 3 listings.
| Type | Resale: sold | Resale: per sq ft | Median asking | Asking over resale |
|---|---|---|---|---|
| 1-bed | under 5 (3) | – | – (1) | – |
Rents are asking rents, not registered contracts. Yield = asking rent divided by the median resale price, before service charge.
Sales we leave out of every median, count and chart (6 of 19 here): bulk transfers, meaning 5 or more completed homes sold within two days at prices per sq ft within 25% of each other (6); a sale at exactly the same price as that unit's sale before (0); a size more than 1.6 times the usual size for the recorded type, or a "studio" above 750 sq ft (0). They stay in the list below with a label.
Too few resale sales to state a yearly change
3 resale sales in the last 12 months and 1 in the 12 months before. Each period needs at least 5.
Bars: median AED per sq ft by quarter. Blue line and blue numbers under the bars: number of sales in the quarter. Last 16 quarters at most. Grey bars have fewer than 3 sales.
Every sale since 2023: 19 sales of 15 units
Newest first. Each sale is marked Resale or Off-plan. The last column shows the change from the same unit's sale before.
| Unit | Type | Sq ft | Price | AED per sq ft | Date | Market | Against the sale before |
|---|---|---|---|---|---|---|---|
| 807 | 1-bed | 1,556 | AED 1,920,492 | 1,234 | 6 Feb 2026 | Resale | +38% from AED 1.39m in 2024 |
| 803 | 1-bed | 1,556 | AED 2,496,639 | 1,604 | 6 Feb 2026 | Resale | +79% from AED 1.39m in 2024 |
| 808 | 1-bed | 1,552 | AED 1,920,492 | 1,238 | 6 Feb 2026 | Resale | +37% from AED 1.41m in 2024 |
| 802 | 1-bed | 1,556 | AED 1,900,000 | 1,221 | 4 Mar 2025 | Resale | +29% from AED 1.48m in 2024 |
| 806 | 1-bed | 1,585 | AED 1,392,000 | 878 | 27 May 2024 | Resale | |
| 802 | 1-bed | 1,556 | AED 1,475,000 | 948 | 17 May 2024 | Resale | |
| 905 | 1-bed | 1,224 | AED 1,360,000 | 1,112 | 18 Apr 2024 | Resale | |
| 906 | 1-bed | 1,225 | AED 1,233,000 | 1,007 | 4 Apr 2024 | Resale | |
| 808 | 1-bed | 1,552 | AED 1,405,000 | 906 | 3 Apr 2024 | Resale | bulk transfer |
| 807 | 1-bed | 1,556 | AED 1,392,000 | 894 | 3 Apr 2024 | Resale | bulk transfer |
| 907 | 1-bed | 1,225 | AED 1,233,000 | 1,007 | 2 Apr 2024 | Resale | bulk transfer |
| 908 | 1-bed | 1,224 | AED 1,233,000 | 1,008 | 2 Apr 2024 | Resale | bulk transfer |
| 801 | 1-bed | 1,586 | AED 1,392,000 | 878 | 2 Apr 2024 | Resale | bulk transfer |
| 803 | 1-bed | 1,556 | AED 1,392,000 | 894 | 2 Apr 2024 | Resale | bulk transfer |
| 809 | 1-bed | 1,578 | AED 1,480,000 | 938 | 13 Mar 2024 | Resale | |
| 805 | 1-bed | 1,179 | AED 1,347,000 | 1,143 | 21 Nov 2023 | Resale | |
| 804 | 1-bed | 1,586 | AED 1,520,000 | 958 | 21 Nov 2023 | Resale | |
| 901 | 1-bed | 1,224 | AED 1,300,000 | 1,062 | 23 Jun 2023 | Resale | |
| 904 | 1-bed | 1,224 | AED 1,300,000 | 1,062 | 23 Jun 2023 | Resale |
The official record: 176 registered sales since 2014
Dubai Land Department register for "Bay Square - 13", 13 Jan 2014 to 12 Feb 2026: 135 office, 41 apartment sales, plus 32 mortgages and 26 gifts. This source has every year and every unit type, but no unit numbers.
| Year | Offices: sales | AED per sq ft | Apartments: sales | AED per sq ft |
|---|---|---|---|---|
| 2026 | – | – | 3 | 1,238 |
| 2025 | 3 | 3,401 | 1 | – |
| 2024 | 8 | 1,984 | 11 | 938 |
| 2023 | 2 | – | 4 | 1,076 |
| 2022 | 6 | 1,283 | – | – |
| 2021 | 3 | 1,240 | – | – |
| 2020 | 1 | – | – | – |
| 2019 | 14 | 581 | – | – |
| 2017 | 2 | – | – | – |
| 2016 | 3 | 1,303 | 1 | – |
| 2015 | 7 | 1,305 | 21 | 1,223 |
| 2014 | 86 | 970 | – | – |
Median AED per sq ft is shown for 3 or more sales in a year. 0 of these sales were off-plan and 176 were of completed units. What our unit list above does not have: the 135 office and shop sales (the unit list holds homes only); sales before 2020; mortgages and gifts. For homes from 2020 to 12 Feb 2026 the register has 19 sales and our unit list has 19.
Sales, price cuts, new adverts, rents and news, on WhatsApp. You choose what and how often.
Which side faces what
The direction of each landmark from Bay Square Building 13, and the towers within 150 m that can stand in the way. What a home really sees depends on its floor and its side of the building. We do not have the unit positions for this tower yet, so we cannot tell you the view of one unit.
| Side | What lies that way |
|---|---|
| North | Tamani Art Tower, a tower 127 m away · DIFC 2.9 km |
| North-east | DAMAC Majestine, a tower 86 m away · Vera Residences, a tower 137 m away |
| East | Dubai Design District 1.7 km · Dubai Creek and Ras Al Khor 5.4 km |
| South-east | Bay Square Building 12, a tower 82 m away · Meydan racecourse 3.8 km |
| South | Bay Square Building 11, a tower 87 m away · Bay Square Building 10, a tower 117 m away |
| South-west | Bay Square Building 6, a tower 136 m away · Burj Al Arab and the sea 10.9 km · Dubai Marina skyline 18.5 km |
| West | Sheikh Zayed Road 1.8 km |
| North-west | Burj Khalifa 1.4 km · Jumeirah beach and the sea 4.7 km |
Short lets: at least 3 Airbnb listings in this tower
We read Airbnb on 9 Oct 2026 and matched each listing to a tower. A listing counts here when two things agree: the Dubai holiday-home permit code, the tower name in the listing, or the map pin. 3 listings pass this test for Bay Square Building 13. That is 3 of 17 homes (18%). 3 more may be in this tower, but we could not confirm them.
If you invest
- Short lets operate in Bay Square Building 13 today: 3 live Airbnb listings.
- The median advertised night is AED 648. This is the price Airbnb showed for the dates it chose. It is not income: it leaves out empty nights, fees and service charges.
- No operator has more than 2 listings in this tower.
- Each short-let home needs a holiday-home permit from Dubai's Department of Economy and Tourism. 4 of the listings show a permit code.
If you live here
- About 1 home in 6 is on Airbnb.
- A short-let home has new guests every few days. Residents share the lifts, the pool and the gym with them.
- Before you buy or rent a home to live in, ask the building management how guests get access and who deals with noise.
Source: Airbnb listing pages, read 9 Oct 2026. A listing is one advert. One home can have more than one advert. No listing found does not mean short lets are not allowed.
The building: 9 of 53 questions answered
Each answer names its source. Questions with no answer are listed as "checked, not found" so you know we looked.
- Developer
- Dubai Properties
- Completed
- 2016
- Floors
- 9
- Apartments
- 17
- Unit mix
- 87 units on the Land Department register: 53 offices, 17 shops, 17 one-bedroom apartments. Ground and podium floors hold shops; offices are on the lower floors; the 1-bed apartments are on floors 8 and 9.
Amenities: Swimming pool, Steam room, Residents' lounge, Gym, Covered parking, Meeting rooms
Where sources disagree
- Propsearch calls the building an office building, while datahabibi and the Land Department register show a mixed building with 17 apartments, 53 offices and 17 shops.
- The Zeus Capital page shows a listing from AED 1,300,000 and prices in baht that look like template errors; ignored.
- Datahabibi says all 87 homes are 1-bedroom apartments in the overview, but its own unit table and the Land Department register show only 17 apartments; the register figure is used.
Watch-outs
Overall rating
Small apartments
Building
Floors, apartments and completion year
Amenities list
Developer
Who is the developer?
Management
People
Who are my neighbours?
Parking
Resident parking
Around
Entertainment within a 15-minute walk
Metro and public transport
Around Bay Square Building 13
Price against the nearest towers
| Tower | Distance | AED per sq ft, 12 months (sales) |
|---|---|---|
| Bay Square Building 13 (this tower) | – | – (3) |
| Bay Square Building 12 | 82 m | – (1) |
| DAMAC Majestine | 86 m | 1,561 (32) |
| Bay Square Building 11 | 87 m | – (3) |
| Bay Square Building 10 | 117 m | – (1) |
| Bay Square Building 6 | 136 m | – (1) |
| Vera Residences | 137 m | 2,108 (23) |
| The Pad | 163 m | 2,342 (23) |
| Bay Square Building 9 | 165 m | 1,490 (20) |
Drive times: empty roads, 08:00 and 18:00
| To | Empty road | Leave 08:00 | Home 18:00 | Distance |
|---|---|---|---|---|
| Dubai Mall | 7 min | 10 min | 9 min | 3.9 km |
| DIFC Gate | 7 min | 11 min | 18 min | 5.2 km |
| DXB Terminal 3 | 31 min | 26 min | 27 min | 20.8 km |
| Dubai Marina Mall | 24 min | 24 min | 33 min | 22.0 km |
| Mall of the Emirates | 17 min | 19 min | 31 min | 15.7 km |
| Kite Beach | 15 min | – | – | 11.7 km |
| DWC airport | 50 min | – | – | 48.2 km |
Leave at 08:00 and home at 18:00: Google traffic predictions for a Tuesday (13 Oct 2026). Empty road: OpenStreetMap routing. "Home 18:00" is the drive back from that place.
Shops, food and services
| In the building (8) | What it is | From the door | Google rating |
|---|---|---|---|
| Starbucks | Coffee Shop | 13 m | 4.2 (56) |
| City Deli Cafe | Restaurant | 24 m | 4.6 (5) |
| Pizza king restaurant | Restaurant | 35 m | 4.6 (149) |
| Paratha king restaurant | Restaurant | 37 m | 3.8 (114) |
| Automation & Co | Consultant | 15 m | 5 (2) |
| Massage Relax body Lassia | Spa | 1 m | – |
| Ace barber shop | Barber shop | 20 m | 4.3 (92) |
| Sandalwood Massage Center | Massage spa | 75 m | 4.3 (21) |
Food and drink within 300 m: 17
| Wingstop Baysquare | Chicken Wings Restaurant | 47 m | 4.7 (1,508) |
| Nani Rolls and Noodles | Restaurant | 56 m | 4.7 (502) |
| Lifemart | Cafe | 64 m | 4.3 (243) |
| Jordana Restaurants Head Office | Italian Restaurant | 68 m | 4.2 (64) |
| AL BAET AL DIMSHQI | Restaurant | 91 m | 4.8 (4) |
| My Square | Restaurant | 93 m | 4.8 (960) |
| Tim Hortons - Bay Square | Coffee Shop | 94 m | 4.7 (499) |
| The Knot Cafe | Cafe | 101 m | 3.9 (134) |
| Subway | Restaurant | 101 m | 4.2 (67) |
| شيف ابو عمر البيت الدمشقي فرع دبي | Restaurant | 103 m | 4.4 (438) |
Groceries and daily shops within 300 m: 19+
| LIFE Pharmacy - Bay Square | Pharmacy | 38 m | 3.6 (475) |
| Choithrams Bay Square. | Grocery Store | 38 m | 4.1 (483) |
| Adil Supermarket - Business Bay | Grocery Store | 94 m | 3.7 (47) |
| Life Pharmacy 11 | Pharmacy | 100 m | – |
| CASCO KAFE | Convenience Store | 101 m | – |
| Bizcon Minimart Downtown Dubai | Grocery Store | 121 m | 3.1 (27) |
| View City Mini Mart | Supermarket | 127 m | 4.9 (76) |
| VetMed | Pet Store | 130 m | 5 (1) |
| Kasco mart | Convenience Store | 134 m | 3.9 (15) |
| Tippity Top Nails | Pharmacy | 134 m | 2.3 (3) |
Other shops within 300 m: 11
| We Find Your Car | Car Dealer | 46 m | 5 (1) |
| DUBIMED - Medical Supplies | Health | 54 m | 4.9 (210) |
| CADO Gifting | Gift Shop | 63 m | 3.7 (6) |
| FarmUnboxed | Food Store | 75 m | 5 (2) |
| Sagaways technical services LLC | Services | 87 m | 5 (31) |
| Al bait Al Dimahqi ABO OMR | Butcher Shop | 91 m | 5 (1) |
| DESCO Copy & Print Center - Bay Square (Photo Studio) | Manufacturer | 92 m | 4.9 (2,296) |
| Libas legacy | Luxury Bespoke suits Men's & Women Business Bay Dubai | Tailor | 94 m | 4.9 (158) |
| Studio Seg | General Contractor | 109 m | 4.4 (16) |
| Mr POP - HQ | Food Store | 116 m | 5 (4) |
Services within 300 m: 19+
| Massage Service Home Dubai | Massage spa | 45 m | 5 (11) |
| Amamaia Spa Massage Home Dubai Relaxing | Spa | 61 m | 5 (1) |
| White rose laundry | Laundry | 71 m | 3.5 (33) |
| Mai Thai Spa | Massage spa | 76 m | 5 (4) |
| JOSÉPHINE NAILS Dubai | Beauty Salon | 79 m | 4.8 (723) |
| The Cool Crop Gents Salon LLC | Barber shop | 89 m | 4.9 (196) |
| Massage Dahaiko Spa | Spa | 96 m | 4.5 (2) |
| Massage Dubai Spa Full Services | Massage spa | 99 m | 5 (10) |
| BUDGET GENTS SALON Business bay | Beauty Salon | 103 m | 4.8 (31) |
| DoubleTree by Hilton Dubai - Business Bay | Hotel | 107 m | 4.8 (9,413) |
Schools and nurseries within 1.5 km: 10
| Swimsafe Swimming Private Instructor Lesson | School | 131 m | 5 (3) |
| First Path Montessori - Early Childhood Center, Business Bay | Preschool | 146 m | 4.9 (26) |
| Jumeirah International Nurseries | Preschool | 304 m | 4.8 (182) |
| Creative Kids Early Learning Centre | Preschool | 430 m | 4.8 (16) |
| Kit Swim - Swimming Lessons Dubai | School | 630 m | 5 (7) |
| Blossom Downtown Nursery Dubai | Preschool | 676 m | 4.9 (98) |
| Numu Nursery Business Bay | Preschool | 676 m | 4.9 (29) |
| Toddler Town British Nursery, Downtown Dubai | Preschool | 993 m | 4.6 (27) |
| Bella's Magic World | School | 1113 m | – |
| Spanish Faster | School | 1135 m | – |
Metro and tram within 3 km: 3
| Burj Khalifa/ Dubai Mall Metro Station | Subway Station | 2069 m | 4.6 (2,559) |
| Business Bay | Subway Station | 2188 m | 4.5 (679) |
| Financial Centre Metro Station | Subway Station | 2836 m | 4.6 (433) |
Source: Google Maps, read 21 Oct 2026. Straight-line distance from the tower. Each list shows the 10 nearest. Open the name to see it on Google Maps.
Own a unit here?
Ask for a report on your unit: its sales history, the same type's sales in the last 12 months and the homes for sale against it. A licensed partner agent, named on the report with the registration number, sends it. BUY DUBAI is not a broker and takes no part in the sale.
Method, sources and what we did not find
- Sales: unit-level Dubai Land Department sale records, 23 Jun 2023 to 19 Oct 2026, checked by year against Dubai Land Department open data. Our unit list does not hold every sale, so some sales are missing.
- Listings: one snapshot, 7 Oct 2026. Asking prices and asking rents.
- Short lets: Airbnb map search and listing pages for Business Bay, read 9 Oct 2026. A listing counts for a tower when two of these agree: the Dubai holiday-home permit code, the tower name in the listing, the map pin.
- Residents and building facts: Google Maps reviews and guide pages (datahabibi.ae, drivenproperties.com, live adverts: community guide, propsearch.ae, skyloov.com), read by an AI model on 21 Oct 2026 with a fixed question list. A script checks that each answer names its source.
- Nobody visited the tower. Every fact is from a document, a map or a resident's review.
- Checked, not found for this tower: a floor plan document, unit positions on a floor, the side and view of each unit.
Corrections
Found an error? Tell us what is wrong and how you know. We check it, correct the page and list the change here.
Change log: 21 Oct 2026 first build of this page. No correction yet.