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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.
Specifications for Lumena Alta by Omniyat per Propsearch and the Dubai Land Department. They describe the whole building, not the individual unit.
Lumena Alta by Omniyat is a 72-storey mixed-use complex in Business Bay.
The developer is Omniyat Properties.
Height — 380 metres.
The database currently holds 6 lots in this project, from 17,738,000 AED.
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.
Omniyat 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.
The database currently holds 6 lots in this project, from 17,738,000 AED. Prices move every day, so it is worth asking for the current list for this building.
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
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.
Deyaar is building DWTN (Downtown) Residences in Business Bay: twin 445 m, 111-storey towers with 522 homes — 432 apartments, 76 duplexes, 13 penthouses and a “Royal Palace”. From AED 1.86m with half due at keys. Construction began in January 2026; completion is quoted for 2029–2030.
In October 2024 Binghatti said it would lift its portfolio from about AED 40bn to AED 100bn ($27.2bn) in 18 months. In 2025 revenue reached AED 12.43bn, more than 17,000 units were sold, and the AED 30bn Binghatti City launched in Nad Al Sheba. What the growth means for buyers.
Downtown is Dubai's tourist and status core, around AED 2,433/sqft on our own data. Business Bay is the business district next door, home to 17,000+ companies, around AED 1,871/sqft. We compare lifestyle, rental economics and who should pick which.
SOM designed Burj Khalifa and a 74-metre metro station in Creek Harbour that will be the tallest in the world. Zaha Hadid Architects built The Opus and is now building Oystra in Ras Al Khaimah. What separates a real premium from a marketing line.
Three major office schemes are rising around DIFC and Business Bay: Immersive Tower ($300m, 58,573 sq m, 2027), Aldar's 88,000 sq m tower by Emirates Towers metro (Q4 2027), and an office park with a theatre on Business Bay's largest plot. Vacancy in central clusters sits at 2–5%.
The RTA and Dubai Holding signed an AED 6bn (about $1.6bn) road programme: four new JVC access points with interchanges, double the capacity and 70% shorter journeys. Hessa Street phase two adds a 780 m bridge and a 480 m tunnel out of JVC. What it means for owners and buyers.
I will send the available layouts, the real entry price and what owners and tenants actually say about the building — without the brochure language.
Telegram is the fastest way — I answer personally.
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