Danube Bayz Business Bay Dubai

Bayz by Danube is the first of three Bayz towers Danube Properties has built in Business Bay, and the only one you can walk into today. It holds 456 apartments — 264 studios, 120 one-bedrooms, 48 two-bedrooms and 24 three-bedrooms — plus seven retail units, from about 407 sq ft to 1,365 sq ft.

It is finished. Propsearch and Bayut both put completion at May 2021, so this is resale stock, not an off-plan launch. Studios ask from about AED 715,000 on Bayut, roughly Rs 1.84 crore — about AED 1,757 per sq ft at the entry size. Do not confuse it with the numbered towers: Bayz 102 is a separate 102-storey tower due in 2029 and Bayz 101 a third due in 2028, and their prices do not apply here. See the rest of our Dubai section or our projects list.

At a glance

Price and unit pricing

This is a resale market, so there is no price list — there are asks, and there are recorded sales. Both matter.

The gap between asked and sold is real money. Sellers ask AED 834,000 to 858,000 for a studio; the DLD record says they get about AED 776,122. That AED 60,000 to 80,000 is your negotiating room, and it comes from the land department rather than from an agent.

One number here we do not believe. A portal average puts two-bedrooms at AED 919,529 while quoting AED 1,806 per sq ft alongside it — those imply an apartment of about 509 sq ft, which is not a two-bedroom. Treat it as unverified and ask for DLD comparables for the layout you want. On the community rate the sources simply disagree, from AED 1,450 to AED 3,483 per sq ft; against any of them, an entry rate near AED 1,757 for a finished building is not expensive.

What it really costs

There is no payment plan in a completed building. You pay cash or you mortgage, and the transaction costs are the same either way. Worked on the AED 715,000 studio:

Add 0.25% of the loan as mortgage registration if you finance, and expect a bank to want 20% down from a non-resident. On income, portal figures for this building quote about 7.27% gross on one-bedrooms and 7.23% on two-bedrooms, against a Business Bay average nearer 6.4% for one-beds and a live DLD area figure around 5.5%. Net lands roughly 1.5 to 2 points under gross once service charges, Ejari and re-letting come out. Ask for the building's approved Mollak budget before signing — on a studio, the spread between AED 12 and AED 25 per sq ft is a point of yield.

Location and connectivity

Business Bay is the office and canal district immediately south of Downtown. Burj Khalifa and Dubai Mall are minutes away, the Dubai Water Canal walkway runs through the district, and Business Bay station on the Red Line serves it — which most of Dubai's cheaper apartment districts cannot say.

For a landlord that means a tenant pool that lives where it works, set by a resident corporate workforce rather than by holiday demand. The costs are traffic on Al Khail and Sheikh Zayed Road at peak, construction noise from towers still going up around you, and a rental market where new supply arrives every year.

Amenities and specifications

This is a mid-rise Danube building of its period: a pool, a gym, a children's play area, retail at the base and balconies on the apartments. The sizes are the point rather than the fittings — a 407 sq ft studio is compact but ordinary for Business Bay, and a 1,365 sq ft three-bedroom is genuinely large for this price band.

Because the building is finished and tenanted you can do what no off-plan buyer can: visit the actual apartment, read its condition, ask a resident what the lifts and the air conditioning are like in August, and read two years of service-charge invoices. None of the sources we checked publishes the fit-out schedule or the parking allocation by unit type. In a resale that matters less than usual — go and look.

About the developer

Danube Properties is the development arm of the Danube Group, founded by Rizwan Sajan, one of Dubai's best-known Indian-origin business families. As of December 2025 it reported 41 projects launched and 20 delivered, with other counts putting deliveries at 28 by mid-2025, and it holds DLD developer licence 710590.

Its recent record is 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. Bayz, completed in May 2021, is part of the evidence for that record rather than a promise about it — the building exists, it is occupied, and its resale prices sit in the DLD record.

For Indian buyers

Business Bay is freehold, so an Indian citizen can own here outright with a Dubai Land Department title deed. There is no annual property tax; the recurring cost is the service charge, roughly AED 4,900 to 10,200 a year on a 407 sq ft studio at the community band.

At about USD 195,000 the entry studio sits inside one person's Liberalised Remittance Scheme allowance of USD 250,000 per financial year, with room for the fees; a couple remitting USD 500,000 between them covers a one-bedroom comfortably. TCS applies on the remittance above the current threshold.

On residency, nothing at the studio or one-bedroom end reaches the AED 2 M Golden Visa threshold. A three-bedroom might: at the AED 1,806 per sq ft rate quoted for larger units, 1,365 sq ft works out near AED 2.47 M — but that is our arithmetic on a portal rate, not a printed price, and no source we checked publishes a three-bedroom figure here. Get a written quote before counting on it. 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. The UAE takes nothing, so there is no foreign tax credit to set against it.

Pros

• Finished and occupied since May 2021 — you can inspect the apartment and its service-charge history before paying
• At about AED 1,757 per sq ft the entry rate sits below almost every published Business Bay average
• The DLD sold average of AED 776,122 is AED 60,000 to 80,000 under the average ask — evidenced negotiating room
• Business Bay metro on the Red Line serves the district; most cheaper Dubai apartment areas have no metro at all
• The entry studio fits inside one person's annual LRS allowance with room for fees
• Danube has a documented delivery record including three recent handovers ahead of schedule

Cons

• No developer payment plan — a resale is cash or mortgage, so the money is needed now
• The two-bedroom portal average of AED 919,529 is inconsistent with the rate quoted beside it; neither can be relied on
• No source publishes a three-bedroom price, so the top of the range cannot be checked
• The building's approved service-charge budget is not published; the community band spans AED 12 to 25 per sq ft
• Nothing at the entry end reaches the AED 2 M Golden Visa threshold
• A 2021 building competes with newer Business Bay towers for tenants every year from here on

Who this is for

• Buyers who want rental income from month one rather than a handover date in 2028 or 2029
• Investors who would rather inspect a finished apartment than trust a render
• First-time Dubai buyers who want a Business Bay address at a single-remitter price

Who should look elsewhere

• Buyers who need an instalment plan — the off-plan Bayz towers are the ones with payment plans
• Golden Visa buyers, unless a verified three-bedroom quote clears AED 2 M
• Anyone expecting new-build finishes and developer warranties

Our verdict

Bayz by Danube is the plain member of the Bayz family and, for a certain buyer, the sensible one. The two numbered towers are 100-storey off-plan projects with handovers in 2028 and 2029 and prices to match. This one is finished, occupied, earning rent, and asks about AED 1,757 per sq ft in a district with a metro station and a working tenant base.

The catch is that a resale gives you no instalment plan and no warranty, and the published data on the larger layouts is poor — an internally inconsistent two-bedroom average and no three-bedroom price at all. Both are fixable in an hour. Ask for DLD comparables on the exact layout, pull the Mollak service-charge budget, stand in the apartment, then negotiate towards the AED 776,122 the land department says studios actually sell for rather than the AED 834,000 the listings ask.

FAQs

What does an apartment at Bayz by Danube cost?

Studios ask from about AED 715,000 on Bayut, roughly Rs 1.84 crore, and from AED 740,000 on Property Finder, with the band running up to about AED 1,000,000. Average asks are AED 834,264 on Bayut and about AED 858,000 on Property Finder, but DLD transactional data puts the average studio actually sold at AED 776,122. One-bedrooms average about AED 1,097,000, roughly AED 1,578 per sq ft.

Is this the same as Bayz 101 or Bayz 102?

No. Bayz by Danube is the original tower, completed in May 2021, and the only one of the three that is finished. Bayz 101 is a separate off-plan tower in the same district due in June 2028; Bayz 102 is a third due in December 2029. Their prices, payment plans and handover dates do not apply to this building.

Is there a payment plan?

Not from the developer — the building was completed in 2021, so what is on sale is resale stock and you pay cash or take a mortgage. Budget the 4% DLD transfer fee, AED 28,600 on AED 715,000, about AED 4,200 in trustee registration and typically 2% agency, bringing the total to own to roughly AED 762,000 or Rs 1.96 crore.

What are the service charges?

The building's approved budget is not published by the sources we checked. The Business Bay band runs about AED 12 to 25 per sq ft a year and averages AED 14.75, so roughly AED 4,900 to 10,200 on a 407 sq ft studio. Dubai service charges are approved annually through the Dubai Land Department's Mollak system — ask for this building's Mollak statement before you sign.

What rental yield does it produce?

Portal figures for this building quote about 7.27% gross on one-bedrooms and 7.23% on two-bedrooms. The Business Bay average for one-beds is nearer 6.4%, and a live DLD-based area figure puts the district around 5.5% gross. Net lands roughly 1.5 to 2 points below gross after service charges, Ejari and re-letting. Treat the building-specific figures as the optimistic end.

Can an Indian citizen buy here, and does it give a Golden Visa?

Business Bay is freehold, so any nationality can own outright with a DLD title deed. At about USD 195,000 the entry studio sits inside one person's USD 250,000 LRS allowance for the year. On the visa, nothing at the studio or one-bedroom end approaches AED 2 M; a 1,365 sq ft three-bedroom might, at roughly AED 2.47 M on the rate quoted for larger units, but that is our arithmetic rather than a published price.

How large are the apartments?

From about 407 sq ft to 1,365 sq ft. The building holds 456 apartments: 264 studios, 120 one-bedrooms, 48 two-bedrooms and 24 three-bedrooms, plus seven retail units at the base, per the source listing. That mix is heavily weighted to studios, which is worth knowing if you plan to let — you will be competing with near-identical stock inside your own building.

What has Danube delivered before?

As of December 2025 Danube Properties reported 41 projects launched and 20 delivered, with other counts putting deliveries at 28 by mid-2025. 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. It holds DLD developer licence 710590, and Bayz itself is part of that delivered record.

For current availability at Bayz by Danube, DLD comparables for the layout you want and the building's Mollak service-charge statement, talk to Realty Hunting and we will pull them for you.