Lumena By Omniyat

Lumena by Omniyat is a 380-metre supertall mixed-use tower positioned at the entrance to Business Bay, combining Grade-A commercial office space with a 5-star Sky Hotel and retail podium. The tower achieved Business Bay's highest total sales value at launch, recording AED 3.4 billion, reflecting strong demand for landmark corporate addresses in the district. The offering comprises 91 units across three formats: 59 standard offices, 30 half-floor units and 2 full-floor headquarters, ranging from approximately 4,966 to 16,937 sqft. Prices start from approximately AED 19 million for standard offices, rising to AED 62.5 million and above for full-floor units. The project is sold under a 50:50 payment plan, with handover scheduled for Q3 2030.

• Developer: Omniyat

• Location: Entrance to Business Bay

• Height: 380 metres (supertall)

• Unit Types: Standard, half-floor and full-floor offices

• Total Units: 91

• Starting Price: approximately AED 19 Million

• Payment Plan: 50:50

• Handover: Q3 2030

• Ownership: Freehold

• Distinction: Highest total sales value in Business Bay at AED 3.4 billion

• Landmark 380-metre supertall tower at the entrance to Business Bay

• Record-setting Business Bay sales value of AED 3.4 billion at launch

• Integrated 5-star Sky Hotel adding mixed-use appeal

• Grade-A office specification suited to corporate headquarters

• Freehold commercial ownership with Golden Visa eligibility

• Flexible 50:50 construction-linked payment plan

• Higher typical yields than residential comparables in the district

• Strong developer track record from Omniyat's luxury portfolio

• Rare full-floor headquarters option for large corporate occupiers

• Prime connectivity to Downtown Dubai and DIFC

• Direct access to Business Bay Metro Station

• High-visibility skyline presence for corporate branding

• Positioned directly at the entrance to Business Bay, adjacent to Downtown Dubai

• Approximately 5 minutes to Downtown Dubai and the Burj Khalifa district

• Approximately 8-10 minutes to DIFC, Dubai's financial hub

• Approximately 15-20 minutes to Dubai International Airport (DXB)

• Direct access to Sheikh Zayed Road (E11) and Al Khail Road (E44)

• Approximately 20 minutes to Dubai Marina and Palm Jumeirah

• Positioned as a landmark 380-metre supertall visible across the Business Bay skyline

• Close proximity to Dubai Mall and the Downtown retail and dining precinct

• Adjacent to Business Bay Metro Station on the Red Line

• Located within Dubai's primary commercial corridor connecting Downtown and DIFC

Lumena's amenity programme is oriented toward corporate occupiers and investors, combining Grade-A office specifications with the services of an integrated 5-star Sky Hotel.

• 5-star Sky Hotel with dining and event facilities

• Grade-A shell-and-core office fit-out standard

• Dedicated business lounge for tenants

• Conference and meeting room facilities

• High-speed smart elevator system

• Retail podium with F&B outlets

• 24/7 concierge desk

• Valet parking service

• Dedicated basement parking

• Fitness centre for office tenants

• 24/7 security with CCTV monitoring

• Smart building management and automation

• High-efficiency HVAC and climate control

• Landmark supertall skyline views

• Access to Sky Hotel wellness and spa facilities

• High-speed internet and telecoms infrastructure

• Standard Office - Size: 4,966 to 6,500 Sqft, Floors 10 to 60, N/A Bedrooms (Commercial Unit), 2-4 Washrooms, Parking: 2 Spaces, Business Bay and City Skyline Views, Price AED 19,000,000 Plus

• Half-Floor Office - Size: 8,000 to 10,000 Sqft, Floors 30 to 70, N/A Bedrooms (Commercial Unit), 4-6 Washrooms, Parking: 4 Spaces, Panoramic Downtown and Canal Views, Price AED 45,000,000 Plus

• Full-Floor Headquarters - Size: 14,000 to 16,937 Sqft, Floors 70 to 80, N/A Bedrooms (Commercial Unit), 8+ Washrooms, Parking: 8+ Spaces, 360-Degree Business Bay and Downtown Views, Price AED 62,500,000 Plus

• 5% on Booking

• Staged instalments at SPA signing and every 6-12 months, totalling approximately 45%

• 50% on Handover (Q3 2030)

Market Snapshot

• Business Bay is one of Dubai's primary Grade-A office and commercial corridors

• Lumena recorded the highest total sales value in Business Bay's history at launch, AED 3.4 billion

• Supertall landmark towers command premium corporate demand and brand visibility

• Commercial strata office ownership remains a growing segment of Dubai's investment market

• Integrated hospitality (Sky Hotel) adds a mixed-use revenue dimension to the asset

Rental Yield

• Estimated gross yields of approximately 7-8% for Grade-A Business Bay office space, above typical residential yields

• Corporate tenant demand in Business Bay supports consistent office occupancy

• Half-floor and full-floor units may command premium corporate headquarters leasing rates

Capital Appreciation

• Landmark supertall commercial towers have historically retained strong resale value in Dubai's office market

• Business Bay's continued growth as a corporate hub supports long-term demand

• Limited full-floor headquarters supply supports scarcity-driven appreciation for those units

Price Per Sqft Value

• Entry price per sqft reflects a premium versus standard Business Bay office towers, justified by the supertall landmark status and Sky Hotel integration

• Full-floor headquarters units carry the highest per-sqft valuations in the tower

• Price positioning is competitive relative to other Grade-A office launches in Downtown-adjacent districts

Key Risk to Note

• Extended handover timeline to Q3 2030 introduces significant construction-period risk

• Commercial office investment carries different liquidity dynamics than residential resale

• Office market performance is tied to Dubai's broader corporate and business services growth

• High entry price points for half-floor and full-floor units limit the buyer pool

• Off-plan investors must fund staged instalments over a long construction period

What makes Lumena unique?

Lumena is a 380-metre supertall tower combining Grade-A office space with an integrated 5-star Sky Hotel at the entrance to Business Bay, and it achieved the highest total sales value ever recorded in Business Bay at launch.

How is the final payment handled at handover?

Buyers pay a 50% balloon payment at handover, scheduled for Q3 2030, following the 5% booking payment and staged construction-linked instalments under the 50:50 plan.

What is the expected capital appreciation?

As a landmark supertall commercial address with limited full-floor headquarters supply, Lumena has strong long-term appreciation potential, though performance depends on Dubai's office market cycle.

What rental income can be expected?

Estimated gross yields are around 7-8%, reflecting typical returns for Grade-A commercial office space in Business Bay, higher than most residential comparables.

Who is the developer?

Omniyat is a Dubai-based ultra-luxury developer known for landmark projects including One Palm, The Opus by Zaha Hadid, and its Dorchester Collection residential partnerships.