Business Bay Area Guide
A dense canal-side district of high-rise flats and offices between Downtown Dubai and Al Khail Road, suited to people who want a short commute.
Read time: 13 minPublished: 30 July 2026Updated: 30 July 2026
Overview
Business Bay is a mixed-use district of high-rise flats and offices directly south of Downtown Dubai, wrapped around the 3.2km Dubai Water Canal that opened in 2016. The housing is almost entirely apartments, from studios to four-bedroom units, with hotel apartments and a small number of penthouses, stacked along Marasi Drive and Al Abraj Street. It suits working couples and single professionals who want to be minutes from Downtown and DIFC and are content to live without a garden.
A 3.2km canal through the district
The Dubai Water Canal runs the length of Business Bay, with walking and cycling paths on both banks and five pedestrian bridges linking the two sides.
Metro, feeder bus and canal boat links
RTA runs Red Line metro services, feeder buses and the DC2 marine route through the district, with canal boat stops at Marasi and Business Bay.
Downtown and DIFC on the doorstep
Downtown Dubai adjoins the district to the north and DIFC sits one junction up Sheikh Zayed Road, so most office commutes from here stay short.
A pedestrian low-rise quarter at Bay Square
Bay Square is a car-free cluster of low-rise buildings with cafes, restaurants and gyms at street level, unusual in a district built from towers.
A free public park with a skate park
Bay Avenue Park has a jogging track, two playgrounds, outdoor gyms, a skate park and a mosque, and charges nothing to enter.
Everyday retail under the towers
Bay Avenue's two-level mall holds supermarkets, pharmacies, salons and around a hundred outlets within walking distance of the Executive Towers cluster.
Population
24,410
Area size
7.0 km²
Schools
6
Healthcare facilities
202
On video
Walk the area before you visit it.
Properties
What gets bought here, and how much of it is new build rather than resale.
Property types
69%
Flat
- Flat69%
- Office24%
- Hotel Apartment3%
- Hotel Rooms3%
- Shop1%
- Unknown<1%
Off-plan vs ready
53%
Off-plan
- Off-plan53%
- Ready47%
Popular buildings in Business Bay
The towers people actually buy in, ranked by how many homes have changed hands.
Buildings
343
Homes
11,408
Tallest
122 floors
Parking spaces
103,987
BS
Binghatti Skyrise
Multiple towers
3,302
sales
CT
Churchill Tower
Multiple towers
3,090
sales
DT
Damac Towers By Paramount
Multiple towers
2,753
sales
BS
Bay Square
Multiple towers
2,127
sales
TA
Tamani Arts Offices
17 floors
1,735
sales
AH
Al Habtoor City
Multiple towers
1,698
sales
PB
Prive By Damac
Multiple towers
1,654
sales
AC
Aykon City
67 floors
1,496
sales
AC
Aykon City 2
65 floors
1,437
sales
PF
Peninsula Four
Multiple towers
1,388
sales
Property prices in Business Bay
What each size of home sells and rents for, and which way the price per sqft is heading.
Sale prices
| Type | Avg price | Avg / sqft |
|---|---|---|
| Studio | AED 1.03M | 2,277 |
| 1 Bed | AED 1.53M | 1,892 |
| 2 Beds | AED 2.53M | 1,820 |
| 3 Beds | AED 4.24M | 1,844 |
| 4 Beds | AED 8.09M | 1,743 |
| 5 Beds | AED 28.9M | 3,165 |
| 6 Beds | AED 28.4M | 3,339 |
Rental prices (per year)
| Type | Avg rent | Deals |
|---|---|---|
| Studio | AED 66K | 24,369 |
| 1 Bed | AED 83K | 49,113 |
| 2 Beds | AED 131K | 38,400 |
| 3 Beds | AED 150K | 14,270 |
| 4 Beds | AED 263K | 1,442 |
| 5 Beds | AED 1.48M | 32 |
| 6 Beds | AED 765K | 26 |
| 7 Beds | AED 1.52M | 6 |
Price per sqft trend
AED/sqft
Rental yield by bedroom
| Type | Avg price | Avg rent / yr | Gross yield |
|---|---|---|---|
| Studio | AED 1.03M | AED 66K | 6.4% |
| 1 Bed | AED 1.53M | AED 83K | 5.4% |
| 2 Beds | AED 2.53M | AED 131K | 5.2% |
| 3 Beds | AED 4.24M | AED 150K | 3.5% |
| 4 Beds | AED 8.09M | AED 263K | 3.3% |
| 5 Beds | AED 28.9M | AED 1.48M | 5.1% |
| 6 Beds | AED 28.4M | AED 765K | 2.7% |
Gross yield = average annual rent ÷ average sale price.
Gross rental yield in Business Bay is 3.2% based on median sale price AED 2.34M and median annual rent AED 75K.
Recent transactions in Business Bay
Every sale and tenancy registered here, newest first.
Recent sales
10 Sept 2026Ready
RegaliaBusiness Bay
AED 1,100,000
Flat1723 sqftAED 1,522/ft²
10 Sept 2026Ready
One by BinghattiBusiness Bay
AED 2,250,000
Flat11,194 sqftAED 1,885/ft²
10 Sept 2026Ready
HQ by ROVEBusiness Bay
AED 3,235,000
Office-702 sqftAED 4,610/ft²
10 Sept 2026Ready
Peninsula FourBusiness Bay
AED 1,338,000
FlatStudio491 sqftAED 2,725/ft²
10 Sept 2026Ready
Binghatti AquariseBusiness Bay
AED 10,757,440
Shop-2,689 sqftAED 4,000/ft²
10 Sept 2026Ready
Peninsula FourBusiness Bay
AED 4,950,000
Flat31,932 sqftAED 2,562/ft²
10 Sept 2026Ready
Peninsula FourBusiness Bay
AED 1,200,000
FlatStudio513 sqftAED 2,340/ft²
10 Sept 2026Ready
Binghatti AquariseBusiness Bay
AED 2,800,000
Flat21,301 sqftAED 2,151/ft²
The data displayed is based on information gathered from DLD, following a thorough cleanup to exclude any outliers and exceptions. As a result, the displayed values may differ from those available on the DLD website.
See all transactionsShowing the latest 8 of 8 registered transactions.
Recent rentals
01 Apr 2034
TERRACES MARASI DRIVEBusiness Bay
AED/yr 3,780,001
2 bed rooms+hall22,139 sqft
08 May 2031
BAY SQUAREBusiness Bay
AED/yr 100,000
Office-1,956 sqft
18 Sept 2028
51@BUSINESS BAYBusiness Bay
AED/yr 520,000
Office-1,158 sqft
24 Jun 2028
AG TOWERBusiness Bay
AED/yr 374,850
Shop-2,693 sqft
10 Mar 2028
TAMANI ARTS OFFICESBusiness Bay
AED/yr 20,000
Office-278 sqft
01 Dec 2027
TAMANI ARTS OFFICESBusiness Bay
AED/yr 1,064,800
Shop-4,367 sqft
29 Jul 2027
AG TOWERBusiness Bay
AED/yr 55,902
StudioStudio555 sqft
24 Jun 2027
AG TOWERBusiness Bay
AED/yr 357,000
Shop-2,693 sqft
The data displayed is based on information gathered from DLD, following a thorough cleanup to exclude any outliers and exceptions. As a result, the displayed values may differ from those available on the DLD website.
See all rentalsShowing the latest 8 of 8 registered rentals.
New & off-plan projects in Business Bay
Developments currently building or launching in the area.
| Project | Developer | Status | Handover |
|---|---|---|---|
| 77s | 77 Shades Of Green Realestate Development | PENDING | 2011 |
| Burj Pacific | Pacific Ventures Limited | ACTIVE | 2016 |
| Aykon City 3 | DAMAC Properties | ACTIVE | 2022 |
| West Bay Tower | Orion Real Estate Development | ACTIVE | 2024 |
| Peninsula Two | Select Global Development | ACTIVE | 2024 |
| Regalia | Deyaar Development | ACTIVE | 2024 |
| Peninsula Three | Select Global Development | ACTIVE | 2025 |
| Jumeirah Living Business Bay | Select Global Development | ACTIVE | 2025 |
Top developers active here
DAMAC Properties20 Deyaar Development13 Binghatti Developers9 Select Global Development8 Alseeb Real Estate Development4 The Developer Properties3
Top agents in Business Bay
DLD-verified brokers with the most closed deals in this area.
Top agencies in Business Bay
The most active brokerages serving this area, by sales volume.
Location
Where it sits, and how to get around.
Transit & connectivity
Bus stops
36
Transit coverage
96%
Residents
24,410
Area size
7.0 km²
Nearest metro stations
- Burj Khalifa/ Dubai MallRed line1.8 km
- Business BayRed line2 km
- Financial CentreRed line2.6 km
- Emirates TowersRed line3.3 km
Nurseries near Business Bay
Early-years options in and around the area.
EYFS, 45 days+Blossom Business Bay
Takes children from 45 days to four years on an EYFS programme with Montessori and Reggio Emilia elements.
Trilingual EYFSCanadian Kids Nursery
Trilingual English, French and Arabic setting in Churchill Tower, taking children from 45 days to four years.
EYFS, 45 days+Numu Nursery Business Bay
Ground-floor centre at Canal Bay with a learner swimming pool, offering full-time and part-time places.
MontessoriFirst Path
Montessori and British EYFS early childhood centre for children from 45 days to six years.
Schools near Business Bay
Rated schools in and around the area, from KHDA inspection data.
Jebel Ali School (Br of Taaleem Management (L L C))
Very good2.5 km
Dubai International Private School - Br
Good2.8 km
Clarion School
Good2.8 km
Global Indian International School
Good2.8 km
GEMS Our Own Indian School
Very good2.8 km
Dubai British School Mira (Br Of Taaleem Management (L L C))
Not inspected yet3 km
Universities near Business Bay
Higher-education institutions within reach.
DesignDubai Institute of Design and Innovation
Design-only university on the d3 campus across the canal, running a four-year Bachelor of Design.
Broad campusCanadian University Dubai
Private university at City Walk with more than thirty undergraduate and postgraduate programmes.
Public policyMohammed Bin Rashid School of Government
Graduate school and research centre for public policy, based at the Dubai World Trade Centre.
BusinessHult International Business School
Business campus in Dubai Internet City running undergraduate, master's and MBA programmes.
Branch campusHeriot-Watt University Dubai
Scottish university's Dubai campus in Knowledge Park, teaching engineering, business and the built environment.
Clinics and hospitals
Healthcare facilities serving the area.
Licensed facilities within 3 km, from the Dubai Health Authority register.
Closest to the centre of Business Bay
60 of the licensed facilities within 3 km, nearest first. Scroll for more.
Shopping
Malls, supermarkets and everyday retail.
MallBay Avenue
Two-level retail promenade beside Bay Avenue Park holding around a hundred shops, cafes and services.
SupermarketSpinneys Bay Avenue
Full-size supermarket on the ground floor of Bay Avenue Mall, trading from early morning until late.
Open-air retailBay Square
Car-free cluster of low-rise buildings with cafes, salons and small shops around a central plaza.
MallThe Dubai Mall
The city's largest mall, one junction north, with an aquarium, ice rink and cinema alongside the shops.
Open-air retailCity Walk
Low-rise shopping streets a short drive west, with a cinema, gym chains and a supermarket.
Restaurants
Where to eat, from everyday spots to somewhere worth booking.
JapaneseRoka
Contemporary Japanese robatayaki inside the Opus building, with a terrace facing the Downtown skyline.
MediterraneanRiviera by Jean Imbert
Modern Mediterranean cooking from chef Jean Imbert at The Lana, looking out over Marasi Bay Marina.
CantoneseChina Tang
The London Cantonese restaurant's first Middle East branch, over two levels with a duck oven room.
Steak and seafoodThe MAINE Land Brasserie
North American brasserie in the ME Dubai hotel, built around dry-aged beef, oysters and a long bar.
ThaiTong Thai
Thai kitchen at the JW Marriott Marquis, open for dinner daily and staffed by Thai cooks and servers.
Palestinian bakeryMama'esh
Manaeesh, wraps and Palestinian home cooking from early morning until past midnight, with pavement tables.
All-day cafeCircle Cafe
Bagels, bowls and curries at street level in the pedestrian part of Bay Square, open from breakfast.
Things to do
Leisure, landmarks and the way people spend a weekend here.
WalkDubai Water Canal boardwalk
Walking and cycling paths run along both banks of the canal, linked by five pedestrian bridges.
WalkTolerance Bridge
Suspended footbridge over the canal with a combined walking and cycling deck, lit after dark.
Free entryBay Avenue Park
Open lawn with a jogging track, two playgrounds, outdoor gyms and a skate park, free to use.
Free entryDubai Design District
Design showrooms, galleries and open-air murals across the canal, with public events through the year.
FamilyThe Block at d3
Public sports yard on the d3 waterfront with a skate park, climbing walls and ball courts.
Free entryCanal boat route DC2
RTA marine service calling at Marasi and Business Bay, an easy way to see the district from the water.
Beaches
The sand and sea within easy reach.
Public beachJumeirah Open Beach
The closest open sand to the district, with showers, changing rooms and lifeguard cover, free to enter.
Free entryKite Beach
A 2.4km beach with a jogging track, boardwalk, food kiosks and a marked kitesurfing zone.
Public beachUmm Suqeim Open Beach
Quieter municipal stretch with showers, lifeguards and parking, popular for early morning swims.
Free entryAl Sufouh Beach
Undeveloped sand with almost no facilities and a clear view along the coast, reached by a short track.
Beach club and public beachThe Beach at JBR
Groomed beach backed by open-air shops and restaurants, with sun loungers to hire and free public access.
Amenities
Supermarkets, parks and green spaces.
ParkBay Avenue Park
Free public park with a jogging track, two playgrounds, outdoor gyms, a skate park and a mosque.
SportsDubai Water Canal cycle path
A two-kilometre cycling track and running path along the canal banks, lit and usable after dark.
GymThe Warehouse Gym Business Bay
Large gym in the O-14 tower with a pool, sauna, outdoor training space and a full class timetable.
GymUFC Gym Bay Square
Coached mixed martial arts classes alongside a standard weights and cardio floor, at street level.
MarinaMarasi Bay Marina
Purpose-built marina on the canal with berths and a promenade of cafes and small retail units.
ParkSafa Park
Large municipal park across the canal with jogging tracks, sports pitches, playgrounds and a small entry fee.
Religious centres
Mosques, churches and temples serving the area.
MosqueSheikh Rashid Al Maktoum Mosque
Mosque serving the central Business Bay blocks, within walking distance of the Executive Towers cluster.
MosqueBay Avenue Park Mosque
Small mosque inside the public park, convenient for residents and workers in the surrounding towers.
ChurchSt Mary's Catholic Church
Dubai's main Catholic parish in Oud Metha, a short drive east, with Masses in several languages.
ChurchHoly Trinity Church Dubai
Anglican-led compound in Oud Metha hosting congregations from many Christian denominations.
GurdwaraGuru Nanak Darbar
Dubai's Sikh gurdwara at Jebel Ali, open to visitors, with a langar kitchen serving free meals daily.
TempleHindu Temple Dubai
Purpose-built Hindu temple in the Jebel Ali worship village, reached by road in under an hour.
Living here
What it's like day to day, and who it suits best.
The district runs on two clocks. On weekday mornings the lifts and the ground-floor coffee queues belong to people who work in the towers rather than live in them, and the same buildings empty by seven in the evening. The quietest hours are mid-morning midweek, when the offices are full and the flats are not. Residents are mostly working couples, single professionals and sharers, with a layer of short-stay guests above them.
Frequently asked questions
Frequently asked questions
Yes, more comfortably than in most Dubai districts. The Red Line, RTA feeder buses and the DC2 canal boat all serve Business Bay, and the everyday shops, supermarkets, gyms and cafes sit inside the district at Bay Avenue and Bay Square. The limit is heat: the walk that is pleasant from November to March is hard work from June to September, and a car or taxi becomes the default for anything beyond a few hundred metres.
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