Zero-Profit Seller Exit at OP | Seller AED 1.84M Below Total Documented Cost | Confirmed Exit Loss on DLD | AED 5,648/sqft | 7,950 Sq Ft Half Floor | Middle Floor | Business Bay | Lumena by Ominyat | Q4 2029 | Ref DPF-LMN-BB-OFF-7950-001
A clearly documented commercial distress configuration — a motivated seller exiting at AED 44,900,000 on a half-floor, 7,950 sq ft middle-floor office in Lumena by Ominyat, Business Bay, against an original purchase price of AED 44,940,325 and a total documented cost including DLD paid of AED 46,737,938. The seller's asking price of AED 44,900,000 is AED 40,325 (0.09%) below their original purchase price — effectively at OP, generating zero profit above what they paid. The critical distress layer is the arithmetic beneath: the seller paid AED 44,940,325 plus the 4% DLD of AED 1,797,613 at registration — a total documented investment of AED 46,737,938. By accepting AED 44,900,000, the seller exits at AED 1,837,938 (3.93%) below their own total documented cost. The seller absorbs their entire DLD payment — AED 1,797,613 — plus a further AED 40,325 below their original purchase price, delivering a confirmed, documented exit loss of AED 1,837,938 relative to every dirham they invested. This is a zero-profit seller exit with full DLD absorption — a configuration that confirms the seller's motivation is a clean, swift exit rather than a profitable hold. At AED 5,648/sqft for a half-floor, 7,950 sq ft office on a middle floor in Lumena by Ominyat — one of Business Bay's most architecturally distinctive and most ultra-premium branded office developments — the distress pricing reflects a seller who is prioritising a confirmed exit over any profit on their total investment. Important commercial note: this is a commercial office unit. In the UAE, the purchase of commercial real estate is subject to 5% VAT on the transaction value. Buyers should confirm their VAT registration status and treatment with their legal and tax advisors before proceeding. VAT-registered buyers acquiring for business purposes may recover input VAT through their VAT returns, reducing the net VAT cost. Non-VAT-registered buyers should treat the 5% VAT as an additional acquisition cost. Full VAT documentation and commercial transaction structuring details are available from your legal advisors and from our team. Full payment schedule, amount paid to date, and handover date confirmed at Q4 2029 are available on request. Reference: DPF-LMN-BB-OFF-7950-001.
Property Highlights
- Project: Lumena
- Developer: Ominyat
- Community: Business Bay, Dubai
- Unit Type: Commercial Office — Half Floor
- Configuration: Half floor — 7,950 sq ft on a single level
- Floor: Middle floor
- Size: 7,950 sq ft
- Use: Commercial office
- Original Purchase Price (OP): AED 44,940,325
- Seller DLD Paid (4% of OP): AED 1,797,613
- Seller Total Documented Cost: AED 46,737,938
- Distress Asking Price: AED 44,900,000
- Saving vs OP: AED 40,325 (0.09% — effectively at OP, zero seller profit)
- Saving vs Seller Total: AED 1,837,938 (3.93%)
- Price per Sq Ft (SP): AED 5,648
- Price per Sq Ft (OP): AED 5,654
- Seller Net Profit Above OP: Zero — AED 40,325 below OP
- Seller Loss vs Total: AED 1,837,938 — full DLD absorbed plus AED 40,325 below OP
- VAT: 5% applicable on commercial purchase price — confirm treatment with advisors
- Handover: Q4 2029
- Payment Schedule: Available on request
- Status: OFF PLAN — Commercial Distress — Zero-Profit Seller Exit
- DPF Reference: DPF-LMN-BB-OFF-7950-001
The Distress Configuration — Zero-Profit OP Exit with Full DLD Absorption
Understanding This Commercial Distress Listing
This is a zero-profit OP seller exit with full DLD absorption — a specific and commercially significant distress configuration. The seller makes zero above their original purchase price (AED 40,325 below OP = 0.09%) and absorbs every dirham of the AED 1,797,613 DLD they paid at registration, plus the marginal AED 40,325 below OP, delivering a confirmed, documented exit loss of AED 1,837,938 relative to their total documented investment. A seller who accepts this configuration — zero profit above OP, full DLD absorption, confirmed AED 1.84M exit loss on total — is not a speculative listing. It is a motivated commercial vendor whose priority is a clean, confirmed exit on a Q4 2029 delivery timeline.
Layer 1 — Against Original Purchase Price (Effectively at OP)
- OP: AED 44,940,325
- SP: AED 44,900,000
- Saving: AED 40,325 (0.09% — effectively at OP)
- Seller Net Profit: Zero — seller exits below their purchase price
- Price per Sq Ft (SP): AED 5,648
- Price per Sq Ft (OP): AED 5,654
Layer 2 — Against Seller Total Documented Cost (The Commercial Distress Layer)
- OP: AED 44,940,325
- Seller DLD Paid (4%): AED 1,797,613
- Seller Total Documented Cost: AED 46,737,938
- SP: AED 44,900,000
- Saving vs Seller Total: AED 1,837,938 (3.93%)
- Seller Exit Loss vs Total: Confirmed AED 1,837,938 — full DLD absorbed
Buyer Acquisition Cost Summary — Commercial Office with VAT
- SP: AED 44,900,000
- Buyer DLD (4%): AED 1,796,000
- Buyer Admin: Approximately AED 580
- Buyer Agency (2% + VAT): Approximately AED 942,900
- Sub-Total (ex-VAT on SP): Approximately AED 47,639,480
- 5% VAT on SP: AED 2,245,000 (recoverable for VAT-registered buyers — confirm with advisors)
- Total Including VAT: Approximately AED 49,884,480
For VAT-registered buyers acquiring for qualifying business purposes, the AED 2,245,000 VAT on the purchase price is a recoverable input tax — reducing the effective net VAT cost to nil for eligible registered buyers. For non-VAT-registered buyers, the AED 2,245,000 VAT is an additional acquisition cost. All buyers should confirm their VAT position and treatment with their legal and tax advisors before proceeding. The seller's motivated exit — zero profit above OP, full DLD absorption, confirmed AED 1,837,938 loss vs total — is the commercial distress proposition this listing delivers regardless of the buyer's VAT treatment.
Half Floor — What 7,950 Sq Ft on a Single Level Delivers in Lumena, Business Bay
A half-floor office of 7,950 sq ft on a single level in a Business Bay premium tower is one of the most functionally versatile and most commercially prestigious commercial office configurations available in Dubai's Grade A office market. The half-floor format delivers a contiguous 7,950 sq ft plate on a single level — providing the open-plan or divisible office configuration appropriate to a headquarters occupier, a professional services firm, a financial services operation, or a regional command centre requiring a prestigious single-address, single-level Business Bay presence. The middle-floor positioning in Lumena provides a commanding Business Bay and Dubai Canal view axis from an elevated position that is above the surrounding podium and low-rise commercial infrastructure while remaining at a commercially optimal floor level for lift and access efficiency. In Lumena's ultra-premium Ominyat specification, 7,950 sq ft of half-floor space is delivered with the architectural and interior quality standard that defines the Ominyat brand — one of Dubai's most design-conscious and most premium-positioned developers across both its residential and commercial portfolio. Full floor plate configuration, column spacing, ceiling height, HVAC specification, electrical capacity, and MEP details are available on request from our team. Reference: DPF-LMN-BB-OFF-7950-001.
About Lumena by Ominyat — Business Bay, Dubai
Lumena is Ominyat's ultra-premium commercial and mixed-use development in Business Bay — a building whose architectural distinction, specification quality, and brand positioning reflect the same design philosophy that Ominyat has applied across its residential portfolio to establish the brand as one of Dubai's most premium and most design-conscious developers. Ominyat's commitment to architectural excellence, material quality, and the elevated lifestyle and workspace experience that defines the brand at every touchpoint makes Lumena a fundamentally different commercial product from the conventional Grade A office supply that Business Bay produces at volume. Business Bay is Dubai's most centrally positioned and most internationally recognised central business district — a linear corridor of premium commercial and residential towers along the Dubai Canal, positioned between Downtown Dubai and DIFC to the south and connected to the full Dubai road network via Sheikh Zayed Road, Al Khail Road, and the extensive Business Bay road infrastructure. A half-floor 7,950 sq ft middle-floor office in Lumena at AED 44,900,000 — effectively at OP, seller absorbing AED 1,837,938 loss vs their total, zero seller profit, Q4 2029 — is the most clearly evidenced commercial distress entry into Lumena's half-floor office secondary market at the current date. Reference: DPF-LMN-BB-OFF-7950-001.
Commercial Office Highlights
- Lumena — Ominyat's ultra-premium commercial development, Business Bay, Dubai
- Half floor — 7,950 sq ft on a single contiguous level
- Middle floor — commanding Business Bay and Dubai Canal view axis
- AED 5,648/sqft — effectively at OP rate for an Ominyat ultra-premium office
- Seller at OP: zero profit above OP, AED 1,837,938 below total documented cost
- 5% VAT applicable on commercial purchase — recoverable for VAT-registered buyers
- Q4 2029 handover — Ominyat delivery programme
- Business Bay — Dubai's most centrally positioned CBD corridor
- Dubai Canal frontage, Downtown Dubai and DIFC connectivity
Building and Office Amenities
- Lumena building amenities — full commercial specification on request from Ominyat
- Business Bay address — Dubai's most internationally recognised CBD
- Dubai Canal frontage and waterfront promenade accessibility
- Business Bay Metro Station — RTA Metro Red Line connectivity within the district
- Sheikh Zayed Road and Al Khail Road arterial connectivity
- Proximity to Downtown Dubai, DIFC, and Dubai Mall
- Business Bay F&B, retail, and hospitality ecosystem within the district
- Full building specification, MEP details, common area programme, and service charge on request
- Contact our team quoting reference DPF-LMN-BB-OFF-7950-001
Commercial Investment Case — Ominyat Brand Premium, Business Bay CBD, Q4 2029
The commercial investment case for this Lumena half-floor office at AED 44,900,000 operates across three propositions. First, the motivated seller exit at cost: a seller who makes zero above their OP and absorbs AED 1,837,938 of documented loss versus their total investment is a motivated commercial vendor — not a speculative listing with an above-market ask. For a buyer acquiring a premium Business Bay half-floor at this price point, the motivated seller's willingness to absorb their full DLD provides the most direct evidence of exit urgency that the Lumena commercial secondary market produces. Second, the Ominyat brand premium for occupiers and investors: Ominyat's reputation for architectural distinction and quality specification creates a product differentiation in the Business Bay commercial market that drives occupier demand from the most quality-discerning corporate, professional, and financial services tenants — tenants who specifically seek a branded premium address and are prepared to pay premium rental rates for the Ominyat specification above conventional Grade A supply in the same corridor. Third, the Business Bay growth trajectory: Business Bay's progressive build-out of canal-facing commercial and hospitality infrastructure, the corridor's positioning between Downtown and DIFC, and the Dubai government's continued investment in the waterway and promenade programme consistently support the capital value appreciation trajectory for premium commercial stock in the district through the 2029 delivery horizon. Note: buyers should conduct full commercial due diligence including VAT treatment, occupancy projections, service charge analysis, and fit-out cost assessment with their advisors before proceeding.
Commercial VAT Treatment Note
- Property Type: Commercial office — VAT applicable on purchase price
- VAT Rate: 5% on the purchase consideration (AED 2,245,000 on AED 44,900,000 SP)
- VAT-Registered Buyers: May recover input VAT through UAE VAT returns — confirm eligibility and treatment with tax advisors
- Non-VAT-Registered Buyers: AED 2,245,000 VAT is an additional acquisition cost — confirm treatment with advisors
- DLD on SP: AED 1,796,000 (4%) — payable regardless of VAT position
- Agency: 2% plus VAT — approximately AED 942,900
- Total ex-VAT on SP: Approximately AED 47,639,480
- Total including VAT on SP: Approximately AED 49,884,480
- Buyers must seek independent legal and tax advice on the full VAT implications of this commercial transaction
Location and Connectivity — Business Bay, Dubai
- Community: Business Bay, Dubai
- Key Roads: Sheikh Zayed Road, Al Khail Road (E44), Financial Centre Road
- Business Bay Metro Station: RTA Red Line — within the district
- Downtown Dubai and Dubai Mall: Approximately 5 to 10 minutes by car
- DIFC: Approximately 5 to 10 minutes by car
- Burj Khalifa: Approximately 5 to 10 minutes by car
- Dubai Creek and Old Dubai: Approximately 10 to 15 minutes by car
- Dubai International Airport (DXB): Approximately 15 to 20 minutes by car
- Dubai Marina: Approximately 20 to 25 minutes by car
- Al Maktoum International Airport (DWC): Approximately 35 to 40 minutes by car
Why This Lumena Office Listing Demands Immediate Action
- Zero-profit seller exit — asking price effectively at OP (AED 40,325 = 0.09% below OP — seller makes nothing above their purchase price)
- Seller absorbs confirmed AED 1,837,938 (3.93%) loss vs total documented cost of AED 46,737,938
- Full DLD absorption — seller absorbs their entire AED 1,797,613 DLD as a confirmed exit loss
- AED 5,648/sqft — effectively at OP rate for an Ominyat ultra-premium half-floor office in Business Bay
- 7,950 sq ft half floor — the most functionally versatile commercial configuration in Lumena's inventory
- Middle floor — commanding Business Bay and canal view axis
- Lumena by Ominyat — Dubai's most design-conscious commercial developer in the Business Bay premium corridor
- Business Bay — Dubai's most centrally positioned CBD
- Q4 2029 — defined delivery timeline
- 5% VAT recoverable for VAT-registered buyers — confirm with advisors
- Reference DPF-LMN-BB-OFF-7950-001
Golden Visa eligibility, rental and yield figures, handover timing and transport connectivity described above reflect source information published as at 17 August 2026 and can change. Confirm current status before relying on them.
