DAMAC XL Tower: The Facts

DAMAC XL Tower is one of the earlier DAMAC buildings in Business Bay, and it is important to be clear from the start: it is primarily a commercial office and retail tower, not a residential apartment block. If you have seen it listed as apartments, this guide sets the record straight and explains what buying or leasing space there actually involves in 2026.

What is DAMAC XL Tower?

XL Tower is a commercial high rise in Business Bay developed by DAMAC. It is a completed building of around 25 floors, rising roughly 115 metres, with a distinctive curved, oval footprint that gives units canal facing views. The upper floors are offices, available in shell and core or fitted formats, and the ground level holds retail units. It is a long standing part of the Business Bay skyline rather than a new launch.

DAMAC, the developer, is one of the region's largest listed private developers, founded by Emirati businessman Hussain Sajwani and based in Dubai. Its portfolio spans residential, hospitality and commercial buildings, and XL Tower sits on the commercial side of that mix.

An important clarification: commercial, not apartments

This point deserves its own section because it is a common source of confusion. Several listing websites describe XL Tower using residential language, but the building is fundamentally an office and retail tower. If you are searching for a home, this is not the right building, and you should look at genuinely residential Business Bay towers instead.

The practical takeaway is simple: never rely on a portal's category label. Before any purchase, confirm the exact property type and permitted use on the DLD title deed and record. This protects you from buying a commercial unit expecting to live in it, or vice versa. For genuinely residential options in the same district, see our guide to living in U Bora Tower in Business Bay.

Location: Business Bay

Business Bay is Dubai's central business district, built around an extension of Dubai Creek and directly adjacent to Downtown Dubai. It is one of the city's densest commercial hubs, well connected to Sheikh Zayed Road and minutes from the Burj Khalifa and The Dubai Mall. For an office building, that central, well linked position is the core of the value proposition, supporting demand from businesses that want a prestigious, accessible address.

To understand the surrounding neighbourhood and how it has developed, our area guide to nearby Downtown Dubai at Boulevard Point gives useful context on the wider district.

Who XL Tower suits

As a commercial building, XL Tower is aimed at businesses seeking office space and at investors who specifically want commercial real estate rather than residential. Commercial property can offer different lease structures and, in some cases, different return profiles from apartments, but it also comes with its own risks around tenant demand, fit out costs and vacancy.

It does not suit anyone looking for a home, a serviced apartment, or a straightforward buy to let residential investment. For those goals, look at the residential and serviced buildings elsewhere in Business Bay and Downtown, such as our profile of DAMAC Majestine serviced apartments, or DAMAC's broader residential work in DAMAC Heights and the overall DAMAC developer profile.

Pricing, service charges and returns

Commercial pricing works differently from residential, and figures shift with the office market. Rather than quote numbers that date quickly, budget around these realities:

• Office units are often sold or leased shell and core, so factor in fit out costs on top of the price or rent.
• Commercial service charges and utility arrangements differ from residential towers, so ask for the current figures in writing.
• Yields depend on business tenant demand and vacancy, which can be more cyclical than residential occupancy.

Figures vary by floor, fit out and market conditions. Confirm current pricing, service charges and lease terms with a RERA registered agent or on the DLD and Dubai REST portals before you decide.

Should you buy or lease in XL Tower in 2026?

XL Tower can make sense if you specifically want a central Business Bay commercial address, whether as a business occupier or a commercial property investor, and you have budgeted for fit out and the commercial cost structure. It is the wrong building if you are looking for a home or a residential investment.

As always, confirm the exact unit and its use class on the DLD record, inspect the space in person, model fit out and running costs, and take independent advice. Because it is an older building, also check the condition of shared systems and the building management before committing.

A quick buyer checklist

1. Confirm the property type and permitted use on the DLD title record. It is commercial, not residential.
2. Get the current service charge, utility and fit out cost picture in writing.
3. Inspect the actual unit and the building's shared systems, given its age.
4. Model returns on realistic commercial occupancy, not residential assumptions.
5. Budget the DLD transfer fee and registration costs, and take independent advice.

Frequently asked questions

Is DAMAC XL Tower residential or commercial?

It is primarily a commercial building, with offices on the upper floors and retail at ground level. It is not a residential apartment tower, despite some portals labelling it that way.

Where is XL Tower located?

It is in Business Bay, Dubai's central business district, set around the Dubai Creek extension and directly next to Downtown Dubai, with easy access to Sheikh Zayed Road.

Who developed XL Tower?

It was developed by DAMAC, one of the region's largest listed private developers, founded by Emirati businessman Hussain Sajwani and based in Dubai.

Can I live in XL Tower?

No. As a commercial office and retail building it is not intended for residential living. If you want a home in the area, look at genuinely residential Business Bay or Downtown towers and confirm the use class on the title deed.

What makes XL Tower distinctive?

Its curved, oval shaped form stands out on the Business Bay skyline, and its canal side position gives many units water facing views. It is an older, completed building rather than a new launch.

What should I check before buying commercial space here?

Confirm the use class on the DLD record, get service charge and fit out costs in writing, inspect the building's condition given its age, model returns on realistic commercial occupancy, and take independent professional advice.