What is Business Bay
Business Bay is a high-rise district of offices, apartments and hotels on the Dubai Creek extension, directly south of Downtown Dubai.
Dubai Properties, part of Dubai Holding, built it on both banks of the dredged water. Almost all towers are freehold, and the district now has more homes than its office-led plan intended. The Dubai Water Canal has linked it to the sea at Jumeirah since November 2016.
The Arabic name is Al Khaleej Al Tejari, which means "the commercial bay". Foreigners can buy freehold homes and offices here.
How big is Business Bay
Land area is 46.9 million sq ft (Wikipedia); 64 million and 80 million sq ft (Systematica, original target) are also quoted. Wikipedia also gives 78.5 million sq ft of gross leasable area. These figures measure different things: land, freehold development and floor space. Do not mix them.
The planned cost was AED 110 billion (US$30 billion). The planned land use was 59.4% mixed use, 22.1% residential and 18.5% commercial.
When Business Bay was launched
Sources disagree: Wikipedia says the district was established in 2003, and the master-plan consultant Systematica says it launched in 2005. The year 2003 is the announcement year.
How many towers are in Business Bay
Sources disagree: the plan had "upwards of 240 buildings" or "over 230 towers" (Wikipedia), and Empower counted 325 in November 2024. The Empower figure covers "existing and upcoming" buildings. Empower cooled 188 of those 325 buildings at that date.
About one-third of the area was developed in 2017. One property directory counts 343 buildings, 64,343 residential units and 17,583 commercial units. That count mixes built and planned stock, and its method is not stated. No official count of completed towers was found.
See every tower in Business Bay or open the map of towers.
How many people live and work in Business Bay
The Dubai Statistics Centre estimate is 25,817 residents at 31 December 2023. The figure was 7,370 in 2015 and 21,497 in 2020. It covers the municipal community named Al Khaleej Al Tejari.
This count looks low against the number of homes. It counts usual residents in that one community only. Many towers that people call Business Bay sit in the next community, Burj Khalifa, which had 23,616 residents in 2023.
The original plan was for 191,000 residents and 110,000 workers. That is a plan figure and not a count.
Dubai Economy counted 17,893 operating businesses and more than 52,000 investors in July 2021. No newer count was found. Business Bay had 43% of Dubai office transactions in the second quarter of 2024.
Sources: Wikipedia, Business Bay (read 11 October 2026); Systematica, Dubai Business Bay Master Plan (2017); Empower press release (28 November 2024); City Population, Dubai Statistics Centre estimates (to 31 December 2023); Gulf News (4 July 2021)
Business Bay property prices and sales
Homes in Business Bay sold for a median of AED 1,899 per sq ft in the last 12 months, across 2,214 sales.
Resale price per sq ft, by quarter
The resale price of completed homes reached AED 1,564 per sq ft in 2026 Q1. It was AED 1,416 in 2026 Q3, 9.5% lower. Sales fell after the regional war began on 28 February 2026.
The 10 towers with the most sales in 12 months
| Tower | Status | Developer | Per sq ft | Sales, 12 months |
|---|---|---|---|---|
| Binghatti Aquarise | Off-plan | Binghatti Developers | AED 2,636 | 515 |
| DWTN Residences | Off-plan | Deyaar | AED 2,766 | 363 |
| Peninsula Four | Off-plan | Select Group | AED 2,558 | 214 |
| One by Binghatti | Off-plan | Binghatti | AED 2,970 | 211 |
| Binghatti Skyhall | Off-plan | Binghatti | AED 2,357 | 208 |
| Al Habtoor Tower | Off-plan | Al Habtoor Group | AED 2,730 | 202 |
| Tiger Sky Tower | Off-plan | Tiger Properties | AED 2,394 | 171 |
| Peninsula Three | Completed | Select Group | AED 2,683 | 162 |
| Avarra by Palace | Off-plan | Emaar Properties | AED 3,491 | 154 |
| Bayz 102 by Danube | Off-plan | Danube Properties | AED 2,952 | 138 |
Find a tower
Source: Dubai Land Department sale records, as built into BUY DUBAI on 2026-10-09. Price per sq ft is a median. Yield is asking rent against sold price.
Where is Business Bay in Dubai
Business Bay lies directly south of Downtown Dubai, between Sheikh Zayed Road and Al Khail Road, on both banks of the creek.
Business Bay boundaries
- West: Sheikh Zayed Road (E11).
- East and south: Al Khail Road (E44) and Ras Al Khor Road (E66).
- North: Downtown Dubai, which is the Burj Khalifa community, along Al Mustaqbal Street and Financial Centre Road.
The two sides of Business Bay
The water divides the district into a north bank and a south bank.
- North bank, the Downtown side. This is older stock close to Downtown. It holds Executive Towers and Bay Avenue, Bay Square, The Opus and the towers on Al Abraj Street.
- South bank, the canal side. Marasi Drive is the main road along this bank. It holds Churchill Towers, DAMAC Towers by Paramount and Peninsula. Al Habtoor City stands at the Sheikh Zayed Road end. Most new luxury launches are here: The Lana, Vela and Bugatti Residences.
The Dubai Water Canal and Marasi Business Bay
The Dubai Water Canal is 3.2 km long, 80 to 120 m wide and 6 m deep. It was unveiled on 2 October 2013 and inaugurated on 9 November 2016. The reported cost was US$735 million, about AED 2.7 billion.
The canal runs from Business Bay under Sheikh Zayed Road, through Safa Park and Jumeirah, to the Gulf. Road bridges stand 8.5 m above the water. There are 3 pedestrian and cycle bridges, including the Bridge of Tolerance.
The wider plan extended Dubai Creek from 14 km to 26.2 km. Of the 12.2 km extension, 10 km lies in and around Business Bay.
Marasi Business Bay is the Dubai Holding waterfront. Dubai Holding announced it on 24 May 2016 at "over AED 1 billion". The developer's plan was a promenade of "almost 12 km" and five marinas with 1,250 berths. It also listed floating "water homes", a 60,000 m² park and more than 100 shops. The plan gave full completion in 2023.
In 2026 one property directory still lists Marasi Business Bay and Marasi Bay Island as "under development". The length of promenade delivered so far is not verified.
Named collections and sub-areas in Business Bay
| Collection | What it is |
|---|---|
| Executive Towers | 12 towers by Dubai Properties: 10 residential, 1 office (Aspect Tower) and 1 hotel (Taj Dubai, opened early 2015). Built from 2007 and opened in 2010. These were the first homes completed in Business Bay. |
| Bay Avenue | Mall on the Executive Towers podium with 175,000 sq ft of shops, plus Bay Avenue Park. |
| Bay Square | Low-rise office and shop quarter for pedestrians only. 2.4 million sq ft, about 1 km from Sheikh Zayed Road, with about 575 offices. |
| Al Habtoor City | Hotel and residential complex on the canal at Sheikh Zayed Road. 10 million sq ft. The first big project on the canal. |
| Peninsula (Select Group) | Canal-side cluster on the south bank. Peninsula Two has a community mall. |
| Marasi Business Bay and Marasi Bay Island | Dubai Holding waterfront with marinas and water homes. |
| DAMAC Towers by Paramount | Four towers on one podium, with a hotel and serviced homes. |
| The Opus (Omniyat, Zaha Hadid) | Offices, the ME Dubai hotel and homes. This entry was not re-checked for this page. |
BUY DUBAI's own records hold 16 collections in Business Bay. The largest are Executive Towers (16 entries), Bay Square (11) and Peninsula (6). Al Habtoor City, DAMAC Towers by Paramount and Aykon City have 4 entries each. The full list is on the page for every tower in Business Bay.
Business Bay or Burj Khalifa: the Land Department area name
The Dubai Land Department (DLD) does not file every "Business Bay" tower under the name Business Bay. The land register files many of them under the area Burj Khalifa.
Examples are Vision Tower, Aspect Tower, The Prism, Clover Bay, XL Tower, One by Omniyat, The St. Regis Residences and Binghatti Skyblade. Agents sell all of these as Business Bay.
A search of sales records for the area "Business Bay" alone misses these towers. Search by the building name when you check a sale.
DLD publishes a list of old and new area names. Area code 345, "Sheikh Zayed Road", was renamed "Burj Khalifa". The list has no row for Business Bay.
"Al Khaleej Al Tejari 1" is confirmed as a street name in a Roads and Transport Authority (RTA) release. "Al Khaleej Al Tejari 1" and "2" are not verified as DLD area names. Check the area list in the register itself.
Sources: Dubai Land Department, old and new area names (read 11 October 2026); Dubai Holding, Marasi Business Bay (24 May 2016); Wikipedia, Dubai Canal (modified 13 March 2026); Wikipedia, Executive Towers (read 11 October 2026); Government of Dubai Media Office (26 June 2025)
Business Bay metro station, roads and getting around
Business Bay has one Red Line metro station on its western edge, feeder buses, canal boats and slow evening roads.
Business Bay metro station
Business Bay station is on the Red Line, on Sheikh Zayed Road at the western edge. It opened on 15 October 2010.
Burj Khalifa/Dubai Mall station is the next stop north. It is nearer for some north-bank towers. RTA is enlarging it from 6,700 to 8,500 m² to handle 220,000 passengers a day.
Walking distance to the metro varies a great deal. One feeder bus stop inside the district is 998 m from the station, a 13-minute walk. Towers at the Al Khail end are 2 to 3 km away, a figure that was not measured. Check the distance for each tower.
The Blue Line (30 km, 14 stations) has no Business Bay station. There is no tram.
Buses in Business Bay
Feeder buses F19A and F19B run between Business Bay metro, Business Bay 2 bus station and Bay Square. RTA also lists feeders from Business Bay metro to Al Safa 1 and to Coral Tower. Express route X22 runs from Al Qusais Industrial Area 2.
Marine transport on the canal
Two marine lines restarted in October 2024, as Gulf News reported on 23 October 2024.
- Line DC2. Stops: Waterfront, Marasi, Business Bay, Godolphin and Sheikh Zayed Road. It runs 8am to 10pm Monday to Saturday and 10am to 10pm on Sunday. Boats come every 30 to 50 minutes. The fare is AED 2 a stop.
- Line DC3. Al Jaddaf to Dubai Design District. It runs at weekends from 4pm to 11pm. The fare is AED 2 a stop.
The Dubai Ferry no longer runs down the canal. A water taxi service runs there instead, according to an unofficial ferry site.
Walking and cycling in Business Bay
A boardwalk with jogging and cycle tracks runs along the canal. A broker gives its length as "3 km" on the canal itself. The developer's plan gave "almost 12 km" for the whole Marasi promenade.
Dogs on a lead are tolerated on the canal lawn. Dogs off the lead are prohibited.
Walking is good inside Bay Square, inside Bay Avenue and along the water. Walking is poor between the clusters.
A 2017 study for Dubai Properties set a target for public transport. It aimed to put 90% of floor space within a 4-minute walk of a stop, up from 30%. RTA will build a pedestrian bridge at the junction of Business Bay and First Al Khail Road.
Roads into and out of Business Bay
Sheikh Zayed Road (E11) is on the west side. Al Khail Road (E44) and Ras Al Khor Road (E66) are on the east and south sides. Marasi Drive runs along the south bank. Al Mustaqbal Street and Financial Centre Road run along the Downtown edge.
Salik gates near Business Bay
Two Salik toll gates opened near Business Bay on 24 November 2024. They are Business Bay Crossing on Al Khail Road and Al Safa South on Sheikh Zayed Road. Dubai now has 10 gates.
| Time | Charge for each pass (since 31 January 2025) |
|---|---|
| Peak: 6am to 10am and 4pm to 8pm | AED 6 |
| Off-peak: 10am to 4pm and 8pm to 1am | AED 4 |
| 1am to 6am | Free |
| Sundays, except public holidays and major events | AED 4 all day |
There is no daily cap. Al Safa North and Al Safa South count as one charge if you pass both within one hour in the same direction. That rule comes from a Salik statement that was reported second-hand.
Parking in Business Bay
Parkin's variable tariff started on 4 April 2025. Business Bay is a premium zone.
- Premium on-street parking costs AED 6 an hour at peak, which is 8am to 10am and 4pm to 8pm.
- Off-peak, the old rate applies. It is AED 4 in zone A, AED 3 in zone B and AED 2 in zones C and D.
- Parking is free from 10pm to 8am, on Sundays and on public holidays.
- The daily premium rate is AED 40 in zone B and AED 30 in zone D.
Premium codes carry a "P", for example 345CP. Code G covers Burj Khalifa and Marasi Bay. The exact code on each Business Bay street is not verified, so read the sign. Most residential towers have covered parking.
Drive times from Business Bay
These are off-peak times as published by agents and transfer firms. They are estimates and not measured times.
| To | Off-peak drive time |
|---|---|
| Downtown Dubai and Burj Khalifa | 5 to 8 minutes |
| Dubai Mall | 5 to 12 minutes |
| DIFC | 5 to 10 minutes |
| City Walk | 7 minutes |
| Jumeirah Beach | 12 to 15 minutes |
| Dubai International Airport (DXB) | 15 to 20 minutes; 16 to 28 minutes from The Lana |
| Dubai Marina | 15 to 20 minutes. The source gives about 10 km; the road distance looks nearer 20 km. |
| Al Maktoum International Airport (DWC) | 45 to 70 minutes, about 48 km |
| Dubai Hills | 16.6 km by road; time not verified |
| Expo City | Not verified |
A broker's guide says peak hours add 30 to 50% to drive times. It gives the peak hours as 8am to 9am and 6pm to 8pm.
Business Bay traffic and road works
The known problem is getting out at the evening peak. Khaleej Times reported two cases on 1 October 2024.
- An engineer at Bay Tower on Marasi Drive said it "takes more than 30 minutes just to get out of the parking". He said it took over 25 minutes more to reach Al Khail Road.
- A worker on Al Amal Street said it takes "nearly 40 minutes" to reach Sheikh Zayed Road or Al Khail Road. The same trip takes five minutes with no traffic.
RTA has finished several works since then, and more are under way. The results in the table are RTA's own claims.
| Date | Work | Claimed result |
|---|---|---|
| June 2018 | Parallel Roads project, phase 2, through Business Bay | None given |
| October to November 2024 | Al Khail Road Development: 5 bridges (3,300 m) and 6,820 m of widening at seven places, including Business Bay, Zabeel and Meydan | Travel time down 30%; capacity up by 19,600 vehicles an hour |
| 26 June 2025 | Inside Business Bay. The street parallel to Sheikh Zayed Road became one-way dual (capacity up 100%). A 100 m turn lane was added at Al Mustaqbal Street and Al Khaleej Al Tejari 1 Street (right-turn capacity up 50%). The service road by the towers gained a lane (capacity up 50%). The entry to the Al Mustaqbal Street canal bridge went from one lane to two. | No time saving given |
| February or March 2025 (agreed; the release is dated "2/3/2025") | AED 6 billion deal between RTA and Dubai Holding. For Business Bay: upgrades to the junctions from Sheikh Zayed Road, a pedestrian bridge at First Al Khail Road and internal road upgrades. | "Reduce travel time by 30%". No completion date published. |
| 26 July 2026 | Three-lane bridge from Al Khail Road to Al Asayel Street. It is part of the Oud Metha and Al Asayel project, which was 90% complete. Two tunnels and one more bridge were due by the end of August 2026. | 20 minutes cut to 5 on that corridor; 3,600 vehicles an hour |
| 28 July 2026 | Extra lane on Ras Al Khor Road from Financial Centre Street to Al Khail Road, and a 1 km extra lane on Al Khail Road | 15 minutes cut to 12; capacity up 33% |
| Under way, as of October 2026 | Al Mustaqbal Street: a 450 m bridge, three tunnels (1,200 m) and widening from three lanes to four | 13 minutes cut to 6; capacity from 6,600 to 8,800 vehicles an hour |
What is coming: Metro Gold Line and Dubai Loop
Metro Gold Line. Dubai approved the Gold Line on 22 April 2026. It is 42 km long with 18 stations, fully underground, at a cost of about AED 34 billion.
The route starts at Al Ghubaiba, Mina Rashid, City Walk, Business Bay and MBR City. It continues to Nad Al Sheba, Meydan, Al Barsha South, JVC and Jumeirah Golf Estates. Business Bay will be an interchange with the Red Line.
The tender is in 2026 and the contract award is in 2027. The planned opening date is 9 September 2032. RTA says nearby property values "may rise by up to 20%". That is RTA's claim and not a measured result.
Dubai Loop. These are tunnels by The Boring Company. Phase 1 links DIFC and Dubai Mall. It is 6.4 km long with four stations: Burj Khalifa, DIFC 2, Zabeel Dubai Mall Parking and ICD Brookfield Place.
Phase 1 costs AED 565 million. Construction starts in late 2026 and takes about one year. The full network is 22.2 km with 19 stations, for about AED 2 billion.
RTA says the second part links the Trade Centre and financial districts with Business Bay. No Business Bay station is named yet.
Sources: RTA, Metro Gold Line approval (22 April 2026); RTA, ongoing projects (read 11 October 2026); Government of Dubai Media Office (26 June 2025); The National, Salik charges (30 January 2025); The National, variable parking fees (4 April 2025)
Living in Business Bay
Daily life in Business Bay is easy for shops, food, gyms and hotels, and weaker for green space and hospitals.
Supermarkets in Business Bay
- Spinneys at Bay Avenue, and a new Spinneys store in Bay Square.
- Carrefour Market on Marasi Drive, open 24 hours.
- Choithrams.
- West Zone.
Malls in and near Business Bay
Bay Avenue Mall has 175,000 sq ft of shops in the Executive Towers podium. Peninsula Two has a community mall. Dubai Mall is 5 to 12 minutes away by car.
Restaurants and nightlife in Business Bay
Places to eat cluster at Bay Square, at Bay Avenue, along Marasi Drive and in the hotels. Guides name The Blacksmith, Mama'esh, Kitchen6 at JW Marriott Marquis, Mahec and Circle Café.
Hotels in Business Bay
- JW Marriott Marquis: 1,608 rooms in two 355 m towers, opened in 2012.
- The Lana, Dorchester Collection: 225 rooms on Marasi Drive.
- The St. Regis Downtown Dubai: 298 rooms.
- Taj Dubai, The Oberoi, Radisson Blu Waterfront, SLS Dubai, Paramount, Mama Shelter and ME Dubai.
- The hotels at Al Habtoor City.
A total count of hotels in Business Bay is not verified.
Gyms in Business Bay
Gyms include UFC Gym, Gold's Gym, Fitness First, GymNation and FitRepublik. Most towers also have their own gym and pool.
Parks and green space in Business Bay
Green space is Bay Avenue Park and the canal promenade. Burj Park is about 10 minutes on foot from the north side. Guides list "limited green space" as a drawback of the area.
Dogs in Business Bay
Dubai public parks do not admit dogs. The canal lawn is the informal spot, and dogs must stay on a lead there. Each building sets its own pet rules, so ask before you buy or rent.
Mosques in Business Bay
Bay Avenue Mosque is the main one. Smaller mosques stand inside the clusters.
Clinics and hospitals near Business Bay
- Emirates Hospital Clinic at Bay Avenue.
- Aster Clinic Business Bay.
- Mediclinic Dubai Mall, 7 minutes away.
- Emirates Hospital Day Surgery, 8 minutes away.
- Medcare Hospital Al Safa, within 5 to 12 minutes.
- Aster Pharmacy at Al Habtoor City, open 9am to 11pm, and other pharmacies.
No full hospital with inpatient beds was found inside the district.
Sources: Emirates Hospitals, Clinic Business Bay (read 11 October 2026); Aster Clinic Business Bay (read 11 October 2026); Marriott, JW Marriott Marquis Hotel Dubai (read 11 October 2026); Wikipedia, Executive Towers (read 11 October 2026); Sherwoods Property, Business Bay area guide (modified 11 February 2026)
Schools near Business Bay
There is no school inside Business Bay; the nearest are in Al Safa, Al Quoz and Sobha Hartland, 5 to 13 minutes away.
The Knowledge and Human Development Authority (KHDA) rates Dubai private schools. KHDA ran no full inspections in 2024-25 or 2025-26. The latest rating for most schools is from 2023-24. Inspections return in 2026-27.
KHDA confirmed that school fees are frozen for 2026-27. Drive times in the table are estimates from one online guide.
| School | Where | Curriculum | KHDA rating | Year of rating | Fees a year (AED) | Drive |
|---|---|---|---|---|---|---|
| Jumeirah English Speaking School (JESS) | Al Safa 1 | British, FS to Y6 | Outstanding | 2023-24 | 54,129 to 65,097 | 6 to 12 min |
| GEMS Jumeirah Primary School | Al Safa 1 | British, FS to Y6 | Outstanding | 2023-24 | 44,200 to 55,714 | 13 min |
| Horizon English School | Off Al Wasl Road | British, FS1 to Y6 | Outstanding | 2023-24 | 43,849 to 58,825 | 9 min |
| Jumeirah College | Al Safa 1 | British, secondary | Outstanding | 2023-24 | 78,496 to 98,681 | Not given |
| Hartland International School | Sobha Hartland | British | Very Good | 2023-24 | 48,781 to 92,803 | 10 min |
| North London Collegiate School Dubai | Nad Al Sheba, MBR City | IB | Very Good (from a directory; not checked on KHDA) | 2023-24 | 91,735 to 143,681 | About 12 min (the school's figure) |
| Swiss International Scientific School | Dubai Healthcare City 2 | IB | Not verified | Not verified | From 67,287 | Not given |
| Safa British School | Al Quoz 1 | British, FS to Y13 | Very Good | 2023-24 | 45,428 to 73,550 | 12 min |
| Lycée Français Jean Mermoz | Al Quoz 1 | French | Very Good | 2023-24 | 39,789 to 64,634 | 7 min |
| JSS Private School | Al Safa / Al Wasl | Indian (CBSE) | Very Good | 2023-24 | 12,145 to 26,374 | 10 min |
| GEMS Our Own Indian School | Al Quoz | Indian (CBSE) | Very Good | 2023-24 | 7,209 to 14,696 | 5 min |
| Dubai British School Jumeira | Al Wasl | British, FS1 to Y8 | Not yet inspected | None | 43,500 to 69,872 | 9 min |
Three of the ratings rest on school guides, because KHDA pages block automated reading. Confirm any rating on the KHDA school directory before you rely on it.
School buses cost about AED 6,000 to 12,000 a year. That is a broker estimate.
Nurseries in Business Bay
Six nurseries are inside the district or at its edge. One directory checked them on 4 October 2026. None of them publishes its fees.
| Nursery | Building | Ages | Hours |
|---|---|---|---|
| Blossom Business Bay | 8 Boulevard Walk, ground floor | 45 days to 4 years | 8am to 6pm, drop-off from 7:30am |
| Kids Castle Business Bay | Windsor Manor | 45 days to 5 years | 7:30am to 6pm |
| Canadian Kids Nursery | Churchill Tower, Marasi Drive | 45 days to 5 years | Not published |
| JINS Downtown | South Ridge, Al Abraj Street (Downtown edge) | 45 days to 5 years | 7am to 6pm |
| Learning Tree Nursery | Bay Avenue, Executive Towers | Not confirmed | Not confirmed |
| Creative Kids ELC | Clayton Residency, Marasi Drive | Not confirmed | Not confirmed |
A broker estimates nursery fees at AED 25,000 to 65,000 a year. The same broker reports waiting lists of 6 to 12 months at the popular nurseries.
Sources: KHDA, pause on school inspections (16 May 2025); Khaleej Times, Dubai school fees 2026-27 (15 July 2026); WhichSchoolAdvisor, KHDA inspections return (2026); OhMyDesk, nurseries in Business Bay (4 October 2026); Oliva, Business Bay schools and healthcare (updated 7 August 2026)
Who lives in Business Bay
Business Bay residents are mostly mid-career expatriate professionals, singles and couples in 1 and 2-bedroom flats, with families in the minority.
Residents of Business Bay
A broker describes the typical residents from six client interviews. They work in DIFC, in Downtown and on Sheikh Zayed Road. Founders, freelancers and couples are common. Most homes are 1 and 2-bedroom flats. Families are a minority. Russian and CIS buyers have grown in number since 2022.
Offices against homes
The plan was 18.5% commercial, 22.1% residential and 59.4% mixed use. The 2008 financial crisis stalled many towers. The residential share rose after that. The district now has more apartments than the plan intended.
Short lets and Airbnb in Business Bay
One data firm counts about 3,619 active Airbnb listings in the 12 months to September 2026. Its method is not published and its revenue figures contradict each other. This page uses its listing count only.
That is roughly 5 to 6% of the 64,343 residential units in one property directory. The ratio is rough, because that unit count includes homes that are not yet built.
BUY DUBAI's own data shows short lets in 110 of 240 towers. No official share is published.
A regional war began on 28 February 2026 and the market fell after it. Its effect on short lets and hotel trade in Business Bay was not researched for this page.
Hotel apartments
Some towers are sold as serviced or hotel units. Examples are DAMAC Towers by Paramount, SLS and Capital Bay. The share of these units in the total stock is not verified.
Noise and construction in Business Bay
Construction noise is the top complaint. One broker expects it to last "through 2028". Ask which plots next to a tower are still empty or active.
What residents like and dislike
Residents like these points:
- The central position.
- 5 to 10 minutes to DIFC and Dubai Mall.
- Canal and Burj Khalifa views.
- Shops, gyms and restaurants at the foot of the towers.
- The metro.
- Homes that resell easily.
Residents dislike these points:
- Peak traffic and slow exits.
- Construction.
- Little green space.
- Inland towers that are far from the water.
- Rising service charges in older towers.
- No schools.
Is Business Bay a good place to live: good for
- People who work in DIFC, in Downtown or on Sheikh Zayed Road.
- Singles and couples.
- Buyers who want a central address below Downtown prices. This is a broker view.
- Landlords who want both long-let and holiday-let demand.
- Non-drivers, if the tower is near the metro or a feeder bus.
Not good for
- Families who want a school run on foot or a garden.
- Anyone who must drive out at 6pm every day.
- Light sleepers next to an active building site.
- People who want a beach in walking distance.
- Dog owners who want off-lead space.
The Investor board lets you check a budget and a deal against area returns.
Sources: Oliva, Living in Business Bay 2026 (modified 24 July 2026; a seller of property in the area); GuestFavorites, Airbnb in Business Bay (updated 8 October 2026); Khaleej Times (1 October 2024); Wikipedia, Business Bay (read 11 October 2026); Sherwoods Property (modified 11 February 2026)
Business Bay service charges and running costs
Business Bay owners pay a service charge of about AED 12 to 25 per sq ft a year, plus cooling and utilities.
Service charges in Business Bay
The area average is about AED 14.75 per sq ft a year. One broker quotes a range of AED 12 to 25. Another quotes AED 14 to 22 and says older towers are higher.
Two named towers: DAMAC Maison Privé A at AED 24.25 and The Pad at AED 18.35 per sq ft a year. All of these are broker figures.
The approved figure for any tower is on DLD's Service Charge Index. You can search it by project.
District cooling in Business Bay, and which towers have it
Empower is the district cooling provider. It has a counter in Executive Towers.
Empower served 188 of 325 existing and upcoming buildings in November 2024. So some towers are not on Empower. Those towers run their own chillers and put the cost in the service charge. Adverts call these homes "chiller-free".
Which tower is on Empower and which is chiller-free is not established tower by tower. Check the advert and ask the seller for a recent cooling bill.
The Empower tariff, as of October 2026:
- Consumption: AED 0.568 per RTh.
- Fuel surcharge: AED 0.075 per RTh.
- Demand charge: AED 750 per RT a year, billed monthly.
- VAT of 5% on top.
- Deposit: AED 2,000 for an apartment.
- One-off fees: AED 2,000 for connection and AED 1,000 for administration.
Here is one worked example. A 2-bedroom flat of about 1,095 sq ft has 3.42 RT contracted. It pays AED 2,565 a year in demand charge before it uses any cooling.
A broker's budget for cooling in a 1-bedroom flat is about AED 350 a month.
DEWA bills
A broker gives about AED 550 a month for a single professional in a 1-bedroom flat. This is an illustration and not a measured figure. DEWA is the Dubai Electricity and Water Authority.
Housing fee
The housing fee is 5% of annual rent. It is collected in 12 parts on the DEWA bill. A rent of AED 100,000 means AED 416.66 a month.
Parking costs
Most residential towers have covered parking. On the street, Business Bay is a premium zone. It costs AED 6 an hour at peak and is free from 10pm to 8am. Sundays and public holidays are free.
Short-let rules in Business Bay
Short lets are legal with a holiday-home permit for each unit. The Department of Economy and Tourism (DET) issues the permit. Only whole units can be let.
- Permit fee. Sources disagree: one gives AED 300 a bedroom, capped at AED 1,200, and another gives AED 370 a bedroom. Check with DET.
- Tourism Dirham. AED 10 or 15 per bedroom per night.
- Fine with no permit. AED 5,000, doubling to a cap of AED 100,000.
DET may ask for a no-objection letter from the developer or the owners' association. So a building can in practice block short lets. Ask the building manager before you buy for short lets.
Sources: Dubai Land Department, Service Charge Index (read 11 October 2026); Empower press release (28 November 2024); ChillerAudit, cooling bills (bills May 2025 to May 2026); Engel & Völkers, Housing Fee in Dubai (read 11 October 2026); BNBCalc, Dubai short-term rental regulations (verified July 2026)
New projects in Business Bay
Business Bay is still being built, with new towers, a metro line and road works due between 2026 and 2032.
| Project | What it is | Due |
|---|---|---|
| Burj Binghatti Jacob & Co Residences | Target height about 557 m. 104 floors; the DLD entry says 83. | The DLD date was June 2026 and has passed. A tracker points to 2027. DLD progress was 52% on 3 September 2026. |
| Bugatti Residences by Binghatti | Branded tower. | The DLD date was December 2025 and has passed. It was 65.57% complete at inspection on 23 September 2026. |
| Vela, Dorchester Collection (Omniyat) | Branded homes on the canal front, Marasi Drive. | Sources disagree: the developer says Q4 2027 and a third-party estimate says Q2 2027. |
| Tiger Sky Tower | 532 m and 122 floors. Sold as the world's tallest residential tower, which is the seller's claim. | 2029 |
| Marasi Business Bay, Marasi Bay Island and Bureau Lamar office park | Waterfront and offices. A plot sold for AED 650 million in August 2024. | Not published |
| Empower cooling | 9 plants planned, 4 running and 2 in design. Final capacity 451,540 RT. | In phases |
| Metro Gold Line | Business Bay interchange with the Red Line. | 9 September 2032 |
| Dubai Loop | DIFC to Dubai Mall first. | Phase 1 about late 2027 |
| Roads | Al Mustaqbal Street; Dubai Holding access works; Oud Metha and Al Asayel project. | 2026 onwards |
Late flagship projects and the official per cent built
Two of the best-known launches are already late against their DLD dates.
Burj Binghatti Jacob & Co Residences had a DLD date of June 2026. DLD showed it 52% built on 3 September 2026.
Bugatti Residences by Binghatti had a DLD date of December 2025. It was 65.57% complete at inspection on 23 September 2026.
A regional war began on 28 February 2026 and the market fell after it. Check the DLD progress figure and the registered completion date before you pay for any off-plan home. Dubai REST, the DLD app, shows the project status.
The wider plan
The Dubai 2040 Urban Master Plan was published in March 2021. It names "Downtown and Business Bay" as one of five urban centres. It calls this centre "the business and financial heart of the city".
The plan expects Dubai's population to grow from 3.3 million in 2020 to 5.8 million in 2040.
Neighbours shape demand for Business Bay. Meydan and MBR City are to the south. Dubai Design District and Dubai Creek Harbour are to the east. Marine line DC3 reaches Dubai Design District by boat.
The page on which investments worked from 2020 to 2026 shows how earlier off-plan and ready purchases turned out.
Sources: RTA, Metro Gold Line approval (22 April 2026); Real Estate Club Dubai, handover tracker (DLD data verified 8 October 2026); fäm Properties, Bugatti Residences completion date (inspection 23 September 2026); Omniyat, Vela (read 11 October 2026); Khaleej Times, Dubai plan 2040 (13 March 2021)
Business Bay history
Business Bay was announced in 2003, opened its first homes in 2010 and gained its canal link to the sea in 2016.
| Date | Event |
|---|---|
| 2003 | Business Bay established, according to Wikipedia. |
| 2005 | Launch date given by the master-plan consultant, Systematica. |
| 2006 | Horizon Tower completed (190 m). |
| 2007 | Construction of Executive Towers starts. |
| 2008 | Infrastructure completed. Vision Tower (260 m) and The Citadel finished. The financial crisis stalls many towers, and the mix later shifts towards homes. |
| 2009 to 2010 | Executive Towers opens. Churchill Residence completed (2010). |
| 15 October 2010 | Business Bay metro station opens. |
| 2012 | JW Marriott Marquis opens (355 m). |
| 2 October 2013 | Dubai Water Canal unveiled. |
| Early 2015 | Taj Dubai opens in the stalled Executive Towers hotel. |
| 24 May 2016 | Marasi Business Bay announced. |
| 9 November 2016 | Dubai Water Canal inaugurated. |
| 2017 | About one-third of the district built. |
| 2019 to 2020 | Noora, Amna (307 m) and Meera towers completed at Al Habtoor City. |
| July 2021 | Dubai Economy counts 17,893 companies. |
| Q2 2024 | Business Bay has 43% of Dubai office deals. |
| August 2024 | A plot sells for AED 650 million. |
| October to November 2024 | Empower sets two Guinness records. Marine lines restart. Al Khail Road bridges open. Two Salik gates open. |
| 31 January 2025 | Salik peak rate of AED 6 starts. |
| 4 April 2025 | Premium parking tariff starts. |
| 26 June 2025 | RTA finishes traffic fixes inside Business Bay. |
| December 2025 | A Bugatti Residences penthouse of 47,200 sq ft is reported sold for AED 550 million. Reports call it a Dubai record, which is a claim. |
| 4 February 2026 | Dubai Loop phase 1 contract. |
| 22 April 2026 | Metro Gold Line approved. |
| 26 to 28 July 2026 | Bridge from Al Khail Road to Al Asayel Street opens. Extra lanes open on Ras Al Khor Road and Al Khail Road. |
The Dubai price index from 2008 to 2026 shows how prices moved across the same years.
Sources: Wikipedia, Business Bay (read 11 October 2026); Wikipedia, Dubai Canal (modified 13 March 2026); Government of Dubai Media Office (26 June 2025); RTA, new lanes on Ras Al Khor and Al Khail roads (28 July 2026); The National, Dubai Loop (4 February 2026)
Business Bay vs Downtown Dubai, DIFC, Dubai Marina, JVC and other areas
Business Bay beats most rival areas for central position and metro access, and loses to them on parks, schools and finished streets.
This table is an editorial comparison built from the facts on this page. Resident counts are Dubai Statistics Centre estimates for the end of 2023. The table holds no price figures. Use the figures at the top of this page and the monthly ranking for prices.
| Area | Business Bay is better for | Business Bay is worse for |
|---|---|---|
| Downtown Dubai (Burj Khalifa community, 23,616 residents) | Lower entry price (a broker view); canal frontage; more new supply | Prestige; walking to Dubai Mall; finished streets |
| DIFC | Many more homes and far more choice; shops at street level | Walking to work in the financial centre; a common-law free-zone setting; less through traffic |
| Dubai Marina (66,045 residents) | 15 to 20 minutes nearer DXB, DIFC and Downtown | Beach; tram; a finished waterfront; no construction |
| JVC (31,371 residents) | Metro today; central position; hotels and nightlife | Price; villas and townhouses; schools inside the community; parks |
| Dubai Creek Harbour | Metro now (Creek Harbour waits for the Blue Line); established shops and offices | Parks and open space; a single master developer; quieter streets |
| Sobha Hartland / MBR City | Metro; walk-up restaurants; canal promenade | Schools on the doorstep (Hartland International, North London Collegiate); greenery; villas |
The best homes to buy now page compares current homes across these areas.
Sources: City Population, Dubai Statistics Centre estimates (to 31 December 2023); RTA, About Dubai Metro (read 11 October 2026); KHDA school directory, Hartland International School (read 11 October 2026)
Business Bay questions and answers
These are the 20 questions people ask most about Business Bay, each with a short answer.
Where is Business Bay?
It is directly south of Downtown Dubai, between Sheikh Zayed Road and Al Khail Road. It sits on both banks of the Dubai Creek extension.
Is Business Bay a good place to live?
It is good for professionals and couples who want a central address. It is weaker for families, because there are no schools inside it and little green space.
Which metro station is in Business Bay, and what is the next station?
Business Bay station is on the Red Line. The next stop north is Burj Khalifa/Dubai Mall.
How far is Business Bay from City Walk?
About 7 minutes by car. This is a broker estimate for off-peak hours.
Business Bay or Downtown Dubai?
Business Bay has lower entry prices and more supply. Downtown carries the brand premium. Both points are a broker view.
How much is rent in Business Bay?
One broker gave yearly ranges of AED 55,000 to 75,000 for a studio and AED 80,000 to 120,000 for a 1-bedroom flat. The same broker gave AED 130,000 to 180,000 for a 2-bedroom flat. That guide dates from 11 February 2026, before the war began on 28 February 2026, so check current adverts.
Is Business Bay freehold? Can foreigners buy property in Business Bay?
Yes. Business Bay is freehold in almost all towers, and foreigners can buy there.
Who built Business Bay?
Dubai Properties, which is part of Dubai Holding.
How big is Business Bay?
It has 4.36 km² of land, which is 46.9 million sq ft.
How many towers are in Business Bay?
The plan had more than 240 buildings. Empower counted 325 existing and upcoming buildings in 2024. No official count of completed towers was found.
Are there schools in Business Bay?
There are none inside. The nearest are in Al Safa, Al Quoz and Sobha Hartland, 5 to 13 minutes away.
How far is Business Bay from Dubai airport?
Dubai International Airport (DXB) is 15 to 20 minutes away off-peak.
How far is Business Bay from Dubai Mall?
Dubai Mall is 5 to 12 minutes away by car.
Is traffic bad in Business Bay?
Yes, at the evening peak. Workers reported 30 to 40 minutes to reach a highway in 2024. RTA has added bridges and lanes since then.
Are there Salik gates in Business Bay?
Two gates have stood nearby since November 2024: Business Bay Crossing and Al Safa South. Each pass costs AED 6 at peak and AED 4 off-peak.
How much is parking in Business Bay?
It is a premium zone. Street parking costs AED 6 an hour at peak. It is free from 10pm to 8am and on Sundays.
What are the service charges in Business Bay?
About AED 12 to 25 per sq ft a year, with an average near AED 14.75. These are broker figures. Check DLD's Service Charge Index for the tower.
Who supplies the air conditioning in Business Bay?
Empower supplies most towers. It charges AED 0.568 per RTh used, plus AED 750 per RT a year.
Can I let my Business Bay flat on Airbnb?
Yes, with a DET holiday-home permit for each unit, if the building allows it.
Can you walk by the canal in Business Bay? Is a new metro line coming?
Yes. A boardwalk and cycle track run along the water. The Gold Line, with a Business Bay interchange, is due in September 2032.
Sources: Wikipedia, Business Bay (read 11 October 2026); The National, Salik charges (30 January 2025); The National, variable parking fees (4 April 2025); Dubai Land Department, Service Charge Index (read 11 October 2026); RTA, Metro Gold Line approval (22 April 2026)