Business Bay · Omniyat Properties
Photos and renders of the building and grounds — not of this particular unit.
72-storey mixed-use complex in Business Bay. Developer — Omniyat Properties.
Lumena Alta by Omniyat is a 72-storey mixed-use complex in Business Bay.
The developer is Omniyat Properties.
Height — 380 metres.
The database has nothing for this project at the moment: lots come and go here, and it refreshes nightly.
An OMNIYAT office tower at the entrance to Business Bay: 723,545 square feet of office space across 45 floors inside a 380-metre mixed-use building.
Lumena Alta isn't housing — it's offices. Per the developer's brochure: 45 floors of premium office space totalling 723,545 square feet inside a 380-metre mixed-use building with a twisting facade; a hotel occupies the upper section, and retail totals 15,300 square feet across five tenants.
The offices are offered shell-and-core — services are run in, but there's no fit-out: the fit-out budget is calculated separately and isn't part of the price. Per the brochure, some lots are sold only as a full floor.
Amenities for tenants include a business centre, a gym, a pool and wellness area, private terraces and landscaped sky gardens, and an executive lounge.
The brochure lists four certifications, and all of them are marked as targets: LEED Platinum for sustainability, WELL Building Platinum for health, and WiredScore Platinum and SmartScore Platinum for technology.
The wording "targeting" and "pre-certification" means intent, not an achieved status. That matters for an office building — tenants at the level of international corporations often require an actually confirmed certificate: the same certification bar (LEED, WELL, WiredScore) that's now standard in prime office towers in London, Singapore or New York, not a Dubai-specific bonus.
Per the launch materials for the second tower: Premium Office from 465 m² — from AED 26 million (about $7.08 million); Grand Offices from 743 m² — from AED 42.5 million ($11.57 million); Ultra Grand Offices from 1,200 m² — from AED 62.5 million ($17.02 million).
The payment plan is 50/50: 15% at booking, 35% during construction, 50% on completion. Half the sum falls due at the point when the building can already be inspected. Handover is stated as approximately Q1 2029.
The combined value of the second tower's units was estimated at $1.36 billion. For comparison, the first tower's figure was around a billion.
Lumena Alta is the second phase of the pair. The first tower — 51 storeys, 260 metres, 91 offices, priced from AED 21 million (~$5.72M) — sold out entirely, and the developer held a dedicated event to mark it in September 2025.
The calculation given for the first tower explains the yield mechanics better than any promise: a 448 m² office at AED 25.16 million returns 9.08% at a rental rate of AED 500/ft², 14.83% at AED 800, and 18.67% at AED 1,000. Yield here isn't a property of the building — it's a function of the rental rate actually achieved, and the spread between the scenarios is roughly twofold.
Demand in the segment is genuinely strong: pre-leasing gets signed 12–18 months before delivery, premium rates are rising, and quality space is in short supply. What's worth checking, though, is the facts, not the forecast: the current rate and how it's indexed annually, vacancy in the location, the fit-out budget and timeline, and the number of parking spaces per unit of area.
Storeys, office and retail areas, shell-and-core finish status, the amenity list and the list of targeted certifications — the developer's project brochure. Formats, launch prices, payment schedule and handover date — launch materials for the second tower, 8 October 2025. Parameters of the first tower, the fact of its sellout, and the yield calculation — materials dated 26 June 2025 and 23 September 2025; the return scenarios in them belong to the selling side.
Since the start of 2026 (to 10 November) the Dubai Land Department has registered 153 sales in Lumena Alta by Omniyat, at a median price of AED 22 943 000.
| Year | Sales | Median price | AED/sqft | Total value |
|---|---|---|---|---|
| 2026, to 10 November | 153 | AED 22 943 000 | — | AED 3.4bn |
Registered sales of all property types; 2026 is a partial year. Medians, not averages; with fewer than 5 sales no price is quoted. Off-plan share of sales over the last 12 months: 100%.
| Type | Annual rent | Contracts | Gross yield |
|---|---|---|---|
| Studios | AED 65 000 | 4 208 | 6.4% |
| 1-bedroom | AED 85 000 | 6 959 | 5.9% |
| 2-bedroom | AED 129 000 | 3 121 | 5.7% |
| 3-bedroom | AED 189 999 | 743 | 5.7% |
| 4-bedroom | AED 300 000 | 84 | 5.6% |
Median Ejari contract (November 2025 — October 2026) across the whole community rather than this building: rents are not published building by building. Gross yield — before service charges, vacancy and fees.
| Date | Unit | Status | Size, sq ft | Price | AED/sqft |
|---|---|---|---|---|---|
| 21/10/2026 | Office | off-plan | 3 967 | AED 24 204 402 | — |
| 21/10/2026 | Office | off-plan | 5 673 | AED 33 850 277 | — |
| 21/10/2026 | Office | off-plan | 5 925 | AED 29 450 000 | — |
| 21/10/2026 | Office | off-plan | 2 418 | AED 14 757 210 | — |
| 21/10/2026 | Office | off-plan | 2 162 | AED 13 194 682 | — |
| 08/10/2026 | Office | off-plan | 4 567 | AED 25 477 000 | — |
| 01/10/2026 | Office | off-plan | 3 962 | AED 25 982 250 | — |
| 01/10/2026 | Office | off-plan | 2 431 | AED 16 154 250 | — |
| 30/09/2026 | Office | off-plan | 2 137 | AED 13 931 400 | — |
| 29/09/2026 | Office | off-plan | 4 431 | AED 30 747 308 | — |
| 23/09/2026 | Office | off-plan | 5 202 | AED 29 829 268 | — |
| 23/09/2026 | Office | off-plan | 2 316 | AED 13 651 596 | — |
Buyer, seller and unit number are not part of the Land Department open data.
Source: Dubai Data (calculated from Dubai Land Department open data), data to 10 November 2026.
Lots for this project come and go, and the stock is topped up nightly. Message me — I will look through the closed bases and find the closest alternatives in Business Bay.
Ask about this projectOmniyat Properties.
72. The building has 380 m tall.
Business Bay. The canal district next to Downtown: conceived as offices, built mostly as apartments, now one of the most tenanted parts of the city.
Our database has no open listings for Lumena Alta by Omniyat at the moment. I will check the price of the layout you want against the closed databases and send it together with the deal costs.
Swimming pool, Gym, Spa and sauna, Parking, 24/7 security, Shops, Restaurants, Park and landscaping. The list comes from the project description and covers the whole complex.
What has been written about the building, its developer and Business Bay
ValuStrat's Dubai index for September 2026 stood at 218.6, down 0.1% on the month and 4.5% on the year. 80% of villa and 77% of apartment communities saw no change. Off-plan took 70.3% of sales, led by Majan and JVC.
Berkeley Tower is Ellington Properties' AED 2.8 billion office tower in Business Bay: 60 floors above ground, 109 offices, an indicative AED 4,300–4,800 per sq ft, a 70/30 payment plan and handover in Q3 2030.
A shell and core office comes without floors, ceilings or partitions. It is cheaper than a fitted unit, but in our Business Bay model a 1,550 sq ft office needed AED 620,000 of fit-out, about AED 400 per sq ft, and 4–6 months without a tenant.
Dubai’s tallest completed residential tower is Princess Tower: 414 metres, 101 floors, 2013. Seven of the top ten stand in Dubai Marina. Taller ones are rising: Burj Binghatti Jacob & Co at 557 m, Tiger Sky Tower at 532 m, Six Senses Marina at 517 m.
Selling before handover returns 25% on capital if prices rise 10% and you have paid 40%. Renting pays 5.5–6.5% net every year. Flipping a villa: buy at AED 12.5m, spend 3m, sell from 19m. Three Dubai strategies compared on cash, time and risk.
Five mistakes Dubai property investors repeat: trusting the 8% listing yield when the net is 6.7%, comparing prices instead of payment plans, buying the district not the building, entering with no exit plan, and believing a guaranteed 7%.
Business Bay recorded 14 prime transactions in August 2026 against Palm Jumeirah's 10 — while Dubai-wide transaction volume fell 37% year-on-year and value fell 44%. Rental search demand rose 44% over the same period. What these seemingly contradictory numbers actually mean.
Corinthia Dubai, twin towers above 500 m on Sheikh Zayed Road with a rooftop pool and a Corinthia hotel, is due by 2030. Al Habtoor Group has announced an AED 5bn ($1.36bn) office tower in Al Habtoor City. What the two projects say about the market and who should care.
Omniyat bought a reclaimed island in Marasi Bay to build the Burj Khalifa district's only urban beach club and Sunset Park, a private floating island for VELA Viento residents. In March 2026 it priced a $600m sukuk at 7.25% and said its $11.7bn launched portfolio is fully funded to completion.
I will send the available layouts, the real entry price and what owners and tenants actually say about the building — without the brochure language.
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