One by Omniyat: Should You Buy?

One by Omniyat, also known as One Business Bay, is a landmark commercial tower at the northern Sheikh Zayed Road entrance to Business Bay, Dubai. It is important to be clear from the outset: this is an office building, not a residential development, and it also serves as Omniyat's own head office. This guide explains what the tower is, who Omniyat is as a developer, and how to think about buying into the Omniyat name in 2026, whether you want office space or one of the developer's residential projects instead.

What One by Omniyat actually is

One by Omniyat is a 35-storey skyscraper on plot 001 at the northern Sheikh Zayed Road entrance of Business Bay. It was completed in 2011 and functions as commercial office space, including Omniyat's own corporate headquarters. The building has a distinctive tapered profile where each floor is slightly larger than the one below, and it was designed by the German firm Kling Consult. It sits above a large multi-level car park.

The single most useful thing to know is the property type. This is Grade A office accommodation, not a residential tower, so the buyer or tenant is typically a business seeking a prestige address on Sheikh Zayed Road rather than a family or a buy-to-let investor chasing residential rent. If you arrived here expecting apartments, you probably mean one of Omniyat's residential projects, covered further down.

Who Omniyat is

Omniyat is a Dubai-based luxury real estate developer founded in 2005 by Mahdi Amjad. Over roughly two decades it has built a reputation at the ultra-premium end of the market, collaborating with globally recognised architects and designers, including the late Zaha Hadid and Foster and Partners, and partnering with hospitality names such as the Dorchester Collection on branded residences.

Its portfolio spans commercial, residential, and mixed-use, with well-known projects including The Opus, One at Palm Jumeirah, The Lana, AVA at Palm Jumeirah, Vela, Anwa, and The Sterling. In other words, Omniyat is not a volume builder. It positions itself on design, rarity, and finish rather than scale, which shapes both pricing and the type of buyer it attracts.

Track record and build quality

Omniyat's brand rests on architecture and finish, and its completed buildings, including One by Omniyat, are generally regarded as landmark-quality commercial assets. For a developer that competes on design, the sensible way to judge track record is to visit finished projects and assess the materials, the common areas, the lift and services quality, and how well the building has aged since handover.

Because Omniyat works at the premium end, its buildings tend to carry higher service charges and management standards than mainstream stock. That is consistent with the positioning, but it means running costs are a real part of the ownership equation. Whether you are looking at office floors here or a residential Omniyat unit elsewhere, ask for the current service-charge schedule and the owners' association details.

Buying office space versus buying a home

If you are genuinely interested in One by Omniyat itself, you are considering commercial real estate, which behaves differently from residential:

• Demand is driven by business tenants and corporate occupiers, so the rental market tracks the office cycle, not household demand.
• Lease structures, fit-out costs, and service charges differ from residential and need specialist advice.
• Financing terms for commercial property are usually different from residential mortgages.

If instead you want a residential investment or a home, Omniyat's residential projects are the relevant comparison, and you should benchmark them against other premium developers. Our guide to investing in Dubai and the broader Dubai property buyer's guide will help you frame either decision.

Prices and figures: verify, do not assume

Commercial office pricing in prime Business Bay depends on floor, size, view, fit-out condition, and current occupier demand, and it can differ sharply from residential rates in the same district. For Omniyat's residential projects, pricing sits at the luxury end and varies enormously by project and unit.

Because of that spread, no single headline number is reliable. Treat any figure as an indicative range and confirm live pricing and availability with a RERA-registered agent and the official records. Figures vary by floor, unit, and market conditions; confirm current pricing with a RERA-registered agent or on the Dubai Land Department and Dubai REST portal.

Should you buy? A quick framework

Decide first what you are actually buying:

1. Office space in One by Omniyat. Suitable for businesses wanting a prestige Sheikh Zayed Road address. Treat it as a commercial decision with specialist advice on lease terms, fit-out, and yield.
2. An Omniyat residential unit. Suitable for buyers seeking a design-led luxury home or trophy asset, with the higher running costs that come with it. Benchmark against other premium developers.
3. Brand exposure. Buying the Omniyat name means buying design and rarity, not volume-market value. Make sure the premium matches your goal.

Whichever path fits, verify every number, and for the district context that applies to any Business Bay building, see our Business Bay living guide.

Frequently asked questions

Is One by Omniyat residential or commercial?

One by Omniyat, also called One Business Bay, is a commercial office tower, not a residential building. It also houses Omniyat's own headquarters. If you are looking for a home, you likely want one of Omniyat's residential projects instead.

Where is One by Omniyat located?

It stands on plot 001 at the northern Sheikh Zayed Road entrance to Business Bay, Dubai. The 35-storey tower was completed in 2011.

Who is Omniyat and what are they known for?

Omniyat is a Dubai luxury developer founded in 2005 by Mahdi Amjad. It is known for ultra-premium, design-led projects with architects such as Zaha Hadid and Foster and Partners, including The Opus, One at Palm Jumeirah, The Lana, and Vela.

Can I buy an apartment in One by Omniyat?

No. One by Omniyat is an office building. For a residential purchase, look at Omniyat's residential developments and compare them with other premium developers. Confirm current availability with a RERA-registered agent.

How do I check current prices?

Verify pricing and availability with a RERA-registered agent and through the Dubai Land Department and Dubai REST. Commercial and luxury residential figures vary widely by unit, so do not rely on a single quoted number.