Danube Bayz 101 Business Bay Dubai

Bayz 101 is the middle tower of Danube Properties' three Bayz buildings in Business Bay — a supertall of about 1,346 apartments running from studios at roughly 373 sq ft up to units of 1,822 sq ft. Sources put it at 101 floors or 108; Propsearch says 108 and the marketing says 101, and no source we checked settles which counts what.

Prices start at about AED 1,175,000 on Property Finder, roughly Rs 3.03 crore, with other sources printing AED 1,155,000 and a launch figure of AED 1,200,000. That is about AED 3,150 per sq ft on the smallest studio. Handover is on record for June 2028, on a plan built around 1% monthly payments. This is a different building from Bayz by Danube, which was finished in 2021, and from Bayz 102, which hands over in 2029 — their figures do not carry across. See the rest of our Dubai section or our projects list.

At a glance

Price and unit pricing

The three starting figures sit within AED 45,000 of each other — close enough to be a timing difference rather than a disagreement, with the AED 1,200,000 launch price first and the portal figures current. Only the developer's live price list settles it, and only for the day you ask.

The rate is the number to weigh. At roughly AED 3,150 per sq ft this is priced like a new supertall, not like Business Bay generally — the finished Bayz building nearby asks about AED 1,757 per sq ft, and even the highest community average we found, AED 3,483, is weighted towards exactly this kind of new tower. You are paying for height, view and a 2028 building, and resale only pays that back if the new-build tier holds its premium.

No source we checked publishes prices by layout — a real gap on a building of 1,346 units spanning 373 to 1,822 sq ft, because the entry price tells you almost nothing about a two- or three-bedroom. Ask for the layout list in writing.

Payment plan and total cost

The plan is described two ways across the sources and they do not reconcile. Most call it 74/26 with a 1% monthly option — 74% paid up to handover, 26% after. One detailed breakdown gives 10% on booking, 63% across 43 monthly instalments during construction and 11% at handover, which adds to 84% before handover rather than 74%.

Both cannot be right. The difference is worth roughly 10% of the price in cash flow, so treat the split as unsettled until the SPA is in front of you, and read the instalment schedule attached to it rather than any brochure summary. Worked on the AED 1,175,000 entry studio:

A 1% monthly plan is a real convenience: about AED 11,750 a month here, manageable for a salaried buyer remitting from India. It is not free — you are paying a 2026 price for a 2028 building. Danube's plans put construction payments into the project's RERA escrow account while post-handover instalments go to the developer directly, a distinction worth knowing because escrow protection ends when the building does.

Location and connectivity

Business Bay sits immediately south of Downtown, framed by Sheikh Zayed Road and Al Khail Road, with the Dubai Water Canal running through it. Burj Khalifa and Dubai Mall are minutes away, DIFC is a short drive north, and the district has its own Red Line metro station — a real advantage over the cheaper apartment communities further out.

At 100-plus storeys the view is the product, so what you pay depends heavily on floor and orientation — the entry figure quoted everywhere is the lowest floor of the smallest studio. It also means a long build in a congested district, with competing towers delivering around you throughout.

Amenities and specifications

Danube's towers of this generation carry a large amenity deck — pools, gym and fitness floors, sky lounges, children's areas and retail at the base. The full schedule for this building is not published by any source we checked, and neither is the parking allocation, the appliance list or the fit-out specification.

Off-plan, those omissions matter more than they would in a resale, because there is nothing to inspect. Ask for the specification annexe to the SPA and read what is standard against what is optional. Take the SPA as final.

About the developer

Danube Properties is the development arm of the Danube Group, founded by Rizwan Sajan. As of December 2025 it reported 41 projects launched and 20 delivered, other counts putting deliveries at 28 by mid-2025, and it holds DLD developer licence 710590. Recent handovers have run early — Pearlz six months ahead in May 2024, Gemz five months ahead in late 2024, Opalz ahead of schedule in April 2025.

That is a strong record, with one honest caveat that applies to this building specifically. Danube's delivered portfolio is mid-rise and mid-height — the finished Bayz tower in this same district is around 30 storeys. Nothing it has handed over comes close to 100 floors. A supertall is a different engineering and financing exercise from a 30-storey block, and a good record on the latter is encouraging rather than conclusive about the former.

For Indian buyers

Business Bay is freehold, so an Indian citizen can own here outright with a Dubai Land Department title deed, and there is no annual property tax. The recurring cost after handover is the service charge, roughly AED 4,500 to 9,300 a year on a 373 sq ft studio at the community band.

On funding, the entry price of about AED 1,175,000 is roughly USD 320,000 — above one person's Liberalised Remittance Scheme allowance of USD 250,000 per financial year. You would need two remitters, or two financial years, or a smaller opening tranche under the payment plan with the balance remitted as instalments fall due. The instalment structure actually helps here: 1% a month is about USD 3,200, well inside an annual allowance. TCS applies on remittances above the current threshold.

On residency, the entry studio does not reach the AED 2 M Golden Visa threshold. Larger layouts almost certainly do — at the entry rate a 1,822 sq ft unit works out well past AED 5 M — but that is our arithmetic on a per-sq-ft rate, and no source we checked publishes a price for any layout above the studio. If the visa is the reason you are buying, get the layout price list in writing before you book. On tax at home, rent from Dubai is taxable in India for a resident at slab rates as income from house property with the standard 30% deduction, and the asset goes into Schedule FA of your return.

Pros

• A 1% monthly plan, roughly AED 11,750 on the entry price, which fits a salaried buyer's cash flow and an annual LRS allowance
• Construction payments sit in a RERA escrow account until handover
• Business Bay has its own Red Line metro station and a resident corporate tenant base
• Danube has 20 or more delivered projects and three recent handovers ahead of schedule
• June 2028 handover is nearer than the sister tower's December 2029

Cons

• At about AED 3,150 per sq ft you are paying the top of Business Bay's range, not the middle
• No source publishes prices by layout, so only the entry studio can be checked at all
• The payment split is described as both 74/26 and as 84% before handover; the difference is about 10% of the price
• Sources disagree on the tower height, 101 floors or 108
• Danube has never delivered anything near this height — its finished towers are mid-rise
• The entry price is about USD 320,000, above one person's annual LRS allowance
• No DLD project number or escrow bank is published by the sources we checked

Who this is for

• Buyers who want a Business Bay address on instalments rather than in cash
• Investors comfortable holding a 2028 handover and paying a new-build premium for height and view
• Couples who can split the remittance across two LRS allowances

Who should look elsewhere

• Buyers who want rental income now — the finished Bayz building nearby asks about AED 1,757 per sq ft and is occupied
• Anyone who needs a fixed, written price for a two- or three-bedroom before committing
• Buyers who will not accept that no delivered Danube tower approaches this height

Our verdict

Bayz 101 is a serious building on a comfortable plan, priced like what it is: a new supertall in Dubai's central business district, at roughly AED 3,150 per sq ft against a community whose older stock trades nearer AED 1,750. That premium is not unreasonable for height, view and a 2028 completion, but it is a premium, and it only comes back to you on resale if Business Bay's new-build tier keeps commanding it.

The 1% monthly structure is the strongest part of the offer for an Indian buyer: it turns a USD 320,000 purchase into tranches that fit inside an annual LRS allowance. The weak parts are gaps in the record rather than flaws in the project — two irreconcilable descriptions of the payment split, no published price above the studio, disagreement on 101 floors or 108, and no DLD project number anywhere we looked. All are answerable in writing. Ask before you book, read the SPA's instalment schedule rather than the brochure, and hold the height caveat in mind: Danube delivers, but it has not delivered anything like this yet.

FAQs

What does an apartment at Bayz 101 cost?

Starting prices on record are AED 1,175,000 on Property Finder, about Rs 3.03 crore, AED 1,155,000 on other portals and AED 1,200,000 at sales launch. On the smallest studio of about 373 sq ft that works out at roughly AED 3,097 to 3,217 per sq ft. No source we checked publishes a price for any one-, two- or three-bedroom layout, so ask for the full price list in writing.

When is handover?

June 2028 on the sources we checked, with construction under way. That is eighteen months earlier than the sister tower Bayz 102, which is on record for December 2029. Verify the current construction percentage and the escrow balance on the Dubai REST app before paying a booking amount.

What is the payment plan?

It is described two ways. Most sources call it a 74/26 plan with a 1% monthly option — 74% before handover, 26% after. One detailed breakdown gives 10% on booking, 63% over 43 monthly instalments and 11% at handover, which totals 84% before handover. Those cannot both be right, and the gap is worth about 10% of the price, so read the instalment schedule attached to the SPA rather than any summary.

Is this the same building as Bayz or Bayz 102?

No. Bayz by Danube is the original tower in the same district, completed in May 2021 and now resale stock asking from about AED 715,000. Bayz 102 is a 102-storey tower launched from AED 1.27 million with handover on record for December 2029. Bayz 101 is a third, separate building due in June 2028. Prices and dates do not transfer between them.

What are the service charges?

Not published for this building. The Business Bay band runs about AED 12 to 25 per sq ft a year and averages AED 14.75, so roughly AED 4,500 to 9,300 on a 373 sq ft studio once the building is handed over. Dubai service charges are approved annually by the Dubai Land Department through the Mollak system; ask for the approved budget before you sign.

Does it qualify for a Golden Visa?

Not at the entry price. The AED 2 M threshold is well above the studio's AED 1,175,000. Larger layouts almost certainly clear it — a 1,822 sq ft unit at the entry rate would come to well over AED 5 M — but that is our arithmetic on a per-sq-ft rate, not a published figure, because no source we checked prints a price above the studio. Get the layout price list before you rely on it.

Can an Indian citizen buy here, and how is it funded?

Business Bay is freehold, so any nationality can own outright with a DLD title deed. The entry price is about USD 320,000, above one person's USD 250,000 LRS allowance for the year, so plan on two remitters or two financial years. The 1% monthly instalments are about USD 3,200 each, well inside an annual allowance.

Is Danube a safe developer for a tower this tall?

Its delivery record is good: 41 projects launched and 20 delivered as of December 2025, DLD developer licence 710590, and three recent handovers ahead of schedule — Pearlz, Gemz and Opalz. The caveat is specific and worth stating plainly: everything Danube has delivered is mid-rise, including the roughly 30-storey Bayz building in this same district. Nothing in its finished portfolio approaches 100 floors.

For the current Bayz 101 price list by layout, the instalment schedule attached to the SPA and the live construction status, talk to Realty Hunting and we will get them for you.