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Office rent in Bayswater, Business Bay: a median AED 140,000 a year, or AED 155 a sq ft, across 171 single-unit Ejari office leases registered 16 Oct 2025–15 Oct 2026. The median office here is 837 sq ft. Across Business Bay: AED 148 a sq ft.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari commercial leases · Method
Medians of single-unit Ejari leases, 16 Oct 2025–15 Oct 2026. Not in these figures: 9 virtual office Ejaris (flexi desks and licence-only Ejaris, no size); 7 contracts for more than one unit or a whole building.
| Rent, AED a year | AED a sq ft a year | Size, sq ft | Leases | |
|---|---|---|---|---|
| All single-unit leases | AED 140,000 | 155 | 837 | 171 |
| New leases | AED 150,000 | 170 | 93 | |
| Renewals | AED 125,375 | 144 | 64 | |
| 500 to 1,000 sq ft | AED 125,000 | 153 | 818 | 117 |
| 1,000 to 2,500 sq ft | AED 245,000 | 160 | 1,567 | 48 |
Finding
Same building, type and size band: the 12 months to 15 Oct 2026 against the 12 months before
The median office lease in Bayswater is AED 155 a sq ft a year now. Like for like compares the same buildings, so a change in which units were let does not move it.
Finding
New lease against renewal: same building, same type, size within 15%
Renewals show what landlords accept from tenants they keep. If you renew, ask for the renewal level, not the new-lease level.
Finding
AED a sq ft a year, single-unit office leases
Bayswater: AED 155. Business Bay: AED 148. Dubai: AED 102.
| Building | AED a sq ft | Rent, AED a year | Size, sq ft | Leases |
|---|---|---|---|---|
| Empire Heights | 139 | 190,000 | 1,460 | 123 |
| Opal Tower | 139 | 210,000 | 1,491 | 135 |
| The Mertopolis | 139 | 110,125 | 797 | 254 |
| 51@Business Bay | 144 | 150,000 | 1,154 | 129 |
| Churchill Tower | 145 | 115,000 | 865 | 462 |
| Sobha Sapphire | 145 | 172,500 | 1,110 | 84 |
| Al Manara | 147 | 148,468 | 1,101 | 206 |
| One Business Bay | 157 | 420,000 | 2,996 | 53 |
| Lake Central | 160 | 147,500 | 907 | 126 |
| Park Lane Tower | 162 | 80,000 | 515 | 284 |
All offices in Business BayOffice rents across Dubai
Office rent in Bayswater, Business Bay: a median AED 140,000 a year, or AED 155 a sq ft, across 171 single-unit Ejari office leases registered 16 Oct 2025–15 Oct 2026. The median office here is 837 sq ft. Across Business Bay: AED 148 a sq ft.
AED 155 a sq ft a year, the median of 171 single-unit office leases (16 Oct 2025–15 Oct 2026).
About AED 11,667 a month, from a median AED 140,000 a year.
Median rent by size: 500 to 1,000 sq ft AED 125,000 (117 leases); 1,000 to 2,500 sq ft AED 245,000 (48 leases).
Office rent per sq ft in Bayswater fell 3% on the year, like for like.
A new office tenant in Bayswater pays 5% more than a renewing one for the same unit.
Updated 21 Oct 2026. Source: Dubai Land Department Ejari rent contracts, commercial and industrial use, starting 16 Oct 2025–15 Oct 2026 (the last 12 months in the data). Offices, shops, warehouses and showrooms are the Ejari property type. We count one physical unit for each contract: one line, one unit, an Ejari unit (not a virtual unit). Virtual units (flexi desks and licence-only Ejaris, with no size) and contracts for more than one unit or a whole building are counted apart and are never in a median. Annual rent from AED 5,000 to AED 50 million. "New" is a new contract of 6 to 13 months; "renewal" is a renewed contract. AED a sq ft is the annual rent over the Ejari unit size (square metres x 10.7639), from units inside a plausible size range for the type. Every rent is a median: half the leases are above it. A median needs 30 or more leases. Changes on the year are like for like: the same building, type and size band (15%) in both years, named buildings only. DIFC and most free-zone leases are registered outside Ejari, so they are not here.
Building. The Ejari project name on the lease. Leases with no project name are not on building pages.
Homes: Dubai rents since 2019 → · Method →