Danube Bayz 102 Business Bay Dubai

Bayz 102 is Danube Properties' 102-storey tower in Business Bay, with about 1,200 apartments from 405 sq ft studios to penthouses. The source listing and Danube's launch site list it from AED 1.27 million, about Rs 3.27 crore at Rs 25.75 per dirham; Bayut prints studios from AED 1.2 million, 1 BHK from AED 2.4 million and 2 BHK from AED 3.3 million. The plan is Danube's 1% per month, with 30% after handover, and the handover date on record is December 2029.

The plan is the reason to read this page and the price is the reason to pause. At 1% a month a studio costs about AED 12,700 a month, which no other Business Bay tower on this site matches for a salaried buyer. But at about AED 3,136 per sq ft the studio is priced above the district, the handover is more than three years away, construction was 12% complete in April 2026, and Danube has never built anything close to 102 storeys. Both halves are set out below.

At a glance

Price and unit pricing

Business Bay apartments average about AED 2,300 to 2,770 per sq ft on 2026 guides, with mid-tier towers near AED 2,090. The studio and 1 BHK here sit at about AED 3,100, which is 13 to 36% above the district band depending on which benchmark you take; the 2 BHK at about AED 2,750 is at the top of the band. The AED 70,000 gap between the Bayut and listed studio prices is floor and release, not a contradiction. What you are paying the premium for is height, a sky park, and a payment plan; you are not paying for canal frontage or a low unit count.

Payment plan and total cost

Danube's plan is 10% on booking, then 1% of the price every month during construction, which reaches about 70% by handover, then 30% over 30 months after handover. Eplog and some brokers print it as a 70/30 plan with the 30% due at handover; that changes the cash flow a lot, so get the SPA version in writing.

Business Bay service charges run AED 15 to 22 per sq ft per year; a supertall tower with a sky observatory, rooftop lounge and infinity pool will not sit at the bottom of that range. On 405 sq ft at AED 20 that is about AED 8,100 a year.

Location and connectivity

Business Bay is the high-rise district south of Downtown, wrapped by the Dubai Canal, with the Business Bay metro station on Sheikh Zayed Road and Al Khail Road on the far side. Bayz 102 is an inland plot rather than a canal-front one, so the views come from height rather than water.

• Burj Khalifa, Dubai Mall: about 10 minutes
• Dubai Canal: a short walk
• DIFC: about 10 minutes
• Business Bay metro: the district's Red Line stop
• Dubai International Airport: about 20 minutes

What it is like: dense, busy and mostly rented, with thousands of units under construction across the district, including several other supertall towers, which is the main risk to rents and resale when this one hands over in 2029.

Amenities and specifications

Danube quotes an infinity pool with deck seating, a sky observatory park, a rooftop lounge and garden, an indoor party hall and a cigar lounge, in keeping with its usual 40-plus amenity list. Its recent projects have been delivered with fitted kitchens and furnished packages; whether Bayz 102 is furnished is not confirmed in the sources checked. Final as per the SPA.

About the developer

Danube Properties is the development arm of the Danube Group founded by Rizwan Sajan, one of the best-known Indian-origin business families in Dubai. It reported 41 projects launched and 20 delivered as of December 2025 (another count puts deliveries at 28 by mid-2025), an 87.5% launch-to-delivery ratio and a run of early handovers: Pearlz six months early in May 2024, Gemz five months early in late 2024 and Opalz ahead of schedule in April 2025. Complaints about delays are rare compared with the sector. The caveat is scale: Danube's delivered towers are mid-rise and mid-height, and a 102-storey tower is a different engineering and financing task. The 12% progress figure at April 2026, with piling still finishing, shows how much of that task remains.

For overseas buyers

Any nationality. Dubai's designated freehold areas are open to buyers of every nationality, resident or not: no local partner, no residence visa needed in order to buy, and the Land Department issues the title deed in your own name. On the AED 1.27 million entry price the 4% Dubai Land Department transfer fee is about AED 50,800 (USD 13,800), and registration, trustee and agency charges take the all-in cost to roughly 6% to 7% over the price. UAE banks lend non-residents about 50% to 60% of the price, which is why the developer payment plan above carries most overseas purchases. The paragraphs below work the numbers for an Indian buyer, the largest single group buying in Dubai, but the ownership, visa and yield rules are the same whatever passport you hold.

Ownership. Business Bay is freehold; an Oqood during construction, the DLD title deed at handover.

Remitting. This is where the plan shines. About AED 12,700 a month is roughly USD 41,500 a year, a fraction of the USD 250,000 per person per financial year LRS limit, so one remitter funds the whole studio from salary without ever approaching the cap. Tax collected at source applies above the annual threshold and is creditable in your Indian return.

Golden Visa. The studio does not reach AED 2 million; the 1 BHK from AED 2.4 million does on its own.

Yield and tax. Business Bay studios return 7 to 9.5% gross on 2026 guides, but at AED 1.27 million the studio needs rent near AED 90,000 to reach 7%, which is the top of the range. Work on 6 to 7% gross and 4 to 5% net. No UAE tax; in India the rent is income from house property with the 30% deduction, and the asset goes in Schedule FA. The 30-month post-handover tail can be paid from the rent.

Exit. Off-plan resale needs Danube's NOC and a minimum paid share; check the SPA. After 2029, about 1,200 units in one tower and the district's other supertalls mean you sell at the market, not above it.

Pros

• 1% a month: about AED 12,700 monthly on the studio
• 30% after handover, payable from rent
• Danube's record of early mid-rise handovers
• Golden Visa from a single 1 BHK
• Business Bay address in a landmark tower

Cons

• About AED 3,136 per sq ft, above the district
• December 2029 handover, 12% built in April 2026
• Danube's first supertall
• About 1,200 units in one tower
• Two handover dates in circulation
• No project number or escrow bank printed

Who this is for

• Salaried Indian investors who want a fixed monthly outlay
• Buyers who trust Danube and can wait until 2029
• Anyone who wants a Golden Visa from one 1 BHK

Who should look elsewhere

• Buyers who want canal frontage at the district rate; compare Binghatti Aquarise
• Anyone who needs keys sooner; compare the resale market at Century
• Investors who want a small building

Our verdict

Buy the plan and the brand, not the price. Bayz 102 is the easiest Business Bay purchase on this site to fund from an Indian salary, from a developer that usually delivers early, but it is priced above the district, three years from keys, and the tallest thing Danube has ever attempted. Get the DLD project number, check the construction percentage before every instalment, and take the 1 BHK if the visa matters. See all Dubai projects we track and our full project list.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Danube Bayz 102?

The source listing and the launch site list it from AED 1.27 million, about Rs 3.27 crore at Rs 25.75 per dirham. Bayut prints studios from AED 1.2 million, 1 BHK from AED 2.4 million, 2 BHK from AED 3.3 million, 3 BHK from AED 5.5 million and penthouses from AED 26 million. On a 405 sq ft studio the listed price is about AED 3,136 per sq ft.

What is the payment plan?

Danube's 1% per month plan: 10% on booking, 1% a month during construction to about 70% by handover, and 30% over 30 months after handover. Some brokers print the 30% at handover instead; the SPA decides. The 4% DLD fee and the Oqood fee are extra.

When is the handover?

December 2029 on Bayut and Property Finder; propsearch prints completion December 2028 and handover June 2029. Danube's tracker showed 12% progress at 30 April 2026. Plan on December 2029.

How tall is it and how many units?

102 storeys per Danube (some portals say 103), with about 1,200 units from studios to penthouses. Studios are 405 to 446 sq ft, 1 BHKs 772 to 822 sq ft and 2 BHKs 1,199 to 1,464 sq ft.

Is it registered with RERA?

All off-plan sales in Dubai are DLD-registered with an escrow account. None of the sources we checked prints the project number or escrow bank; ask Danube and confirm on the Dubai REST app.

Does a purchase qualify for the Golden Visa?

A studio at AED 1.27 million does not reach AED 2 million. A 1 BHK from AED 2.4 million does, on its own.

What rental yield does Business Bay give?

Studios and 1 BHKs return 7 to 9.5% gross on 2026 guides, net 4.5 to 5.5% after service charges. At AED 1.27 million the studio needs rent near AED 90,000 a year to reach 7%, which is at the top of the Business Bay studio range.

What has Danube delivered?

20 delivered projects of 41 launched as of December 2025 (28 by another mid-2025 count), an 87.5% launch-to-delivery ratio, and early handovers at Pearlz, Gemz and Opalz. Nothing it has finished is close to 102 storeys.

Can foreign nationals buy in Business Bay?

Yes. Business Bay is freehold and the DLD issues the title deed in your name. The 1% monthly plan spreads about AED 12,700 a month over five years, which sits well inside the USD 250,000 per person per financial year LRS (the Reserve Bank of India's Liberalised Remittance Scheme) limit. Buyers of any other nationality can own on the same terms: Dubai's designated freehold areas are open to all nationalities, there is no residency requirement and no local partner, and the Land Department issues the title deed in your own name.

Ask Realty Hunting for the current Bayz 102 price list by floor and the SPA version of the payment plan; we will also pull Danube's latest construction percentage before you book.