Business Bay office research · a sample study
A useful decision starts with the right questions. Our 6 October 2026 commercial study examines market activity, office sizes, project differences, costs and the points to settle before buying. Below are two original pages and a readable overview. This is public research, not a personalised brief or an offer of available offices.
The full study includes preliminary developer-supplied tower details, third-party reports, dated portal asking prices, NAYL-labelled transaction analysis and illustrative scenarios. They are separate evidence bases. Preliminary Ellington Business Bay details are not reproduced here as a verified project offer.
What can registered activity tell us?
Page 6 shows quarterly Business Bay office sales and separates office-size groups and projects. In the supplied analysis, 2,500–4,999 ft² offices account for 175 registered sales, and 5,000–9,999 ft² offices for 117, during the stated 12 months to September 2026. These groups have different off-plan shares and project composition; they are not interchangeable valuation benchmarks.
The study highlights that larger-office medians are weighted towards premium Omniyat projects. Some size-group results use fewer than ten transactions. A headline district price cannot establish the value of an exact office.
What must be settled before buying?
- Official project identity, location and the exact office being offered
- Price, payment milestones and contractual handover
- Usable and saleable areas, layout, parking and fit-out condition
- Service charges, building systems and other purchase or operating costs
- For own use: team needs, access and the date you need to occupy
- For investment: relevant rent evidence, vacancy, costs and scenario assumptions
Accessible data overview: page 6
| Quarter | Business Bay office sales value |
|---|---|
| Q1 2025 | AED 1.24 billion |
| Q2 2025 | AED 1.09 billion |
| Q3 2025 | AED 0.99 billion |
| Q4 2025 | AED 1.86 billion |
| Q1 2026 | AED 2.42 billion |
| Q2 2026 | AED 5.59 billion |
| Q3 2026 | AED 1.93 billion |
Source: supplied NAYL commercial study, dated 6 October 2026, page 6; NAYL-labelled analysis of Dubai Land Department office registrations, 1 January 2025–30 September 2026. One record per transaction ID; medians use sale value ÷ registered area. Checked against NAYL’s saved transaction database on 8 October 2026 (latest registered date 6 October). The same Business Bay office-unit selection reproduces these seven quarterly totals and 813 H1 2026 sales. This is a check of the saved DLD-derived archive, not a fresh independent DLD download. External published counts may use a different cutoff or scope; we do not combine them with this series.
What explains the Q2 2026 spike?
Sales value reached AED 5.59 billion across 442 office-unit registrations. Lumena Alta and Lumena account for approximately AED 2.53 billion and AED 1.84 billion respectively: together about 78% of the quarter’s value. The concentration in these projects explains much of the spike. It does not mean that every Business Bay office rose in price, or that these offices are currently available.
Read-only check of the same Business Bay office-unit scope in NAYL’s saved DLD-derived archive, 8 October 2026. Off-plan and existing registrations combined; no Grade A filter. Project names follow the registration records.
How we tailor this to you
A business choosing a headquarters and an investor choosing a tenant proposition need different answers. We connect the relevant evidence to your circumstances, explain what remains uncertain and support the purchase decision personally.
Evidence method and public source attribution · How your NAYL advisory journey works