Ubora Towers: Complete Guide for Buyers and Renters 2026

Quick Facts

Ubora Towers: What You Need to Know

Ubora Towers, also written as U-Bora Towers, is a completed mixed-use two-tower complex in Business Bay with residential apartments, Grade-A offices and podium retail. Public guides describe a tall commercial tower and a shorter residential tower sharing a podium and parking structure, with Bayut listing the complex as completed in 2011 and developed by Bando Housing Corp. The most important classification point for buyers is that Ubora is not a single apartment-only tower: the commercial component, residential component and shared facilities create different ownership, leasing and service-charge considerations. Bayut describes Tower 1 as the commercial tower with 58 floors and Tower 2 as the residential tower with 20 floors, while other sources use slightly different counts, so the floor-count answer should always specify the component being discussed. Ubora’s appeal comes from spacious layouts, Business Bay location, canal-area accessibility, established occupancy and a service-charge figure that is publicly listed through Bayut’s DLD-linked building guide. For PropertyWiki, the safest presentation is a mixed-use single-building page that explains both towers, not a residential-only article. This avoids confusing office buyers with apartment renters and improves search-answer accuracy.

Location on Marasi Drive in Business Bay

Ubora Towers is located on Marasi Drive in Business Bay, close to AG Tower, XL Tower, Volante, Dubai Canal routes and the wider Downtown Dubai business district. The complex benefits from direct road movement along Business Bay’s internal network and onward access to Al Khail Road, Ras Al Khor Road and Sheikh Zayed Road depending on traffic. Bayut notes that Business Bay Metro Station is a short drive away and that bus routes serving the complex include 50, F14, F19A, F19B, F41 and X22 from nearby stops. This makes the location useful for office workers, residents and visitors who need flexible commuting rather than relying only on the metro. Nearby restaurants, cafés, supermarkets and hotels support daily convenience, while Downtown Dubai, Dubai Mall, DIFC and Dubai Design District are practical short-drive destinations. The trade-off is Business Bay congestion, particularly around peak commuting times and canal crossings. That location keeps residential demand liquid and gives office tenants a recognisable Business Bay address.

Apartment, Office and Retail Unit Types

Ubora Towers includes a wider range of unit types than a standard residential tower. The residential component offers studios, one-bedroom, two-bedroom and three-bedroom apartments, with Bayut noting features such as smart-home controls, balconies for some units, canal views for selected layouts and larger floor areas than many newer Business Bay apartments. Public floor-plan descriptions place studios around 700 sq ft, two-bedroom apartments around 1,500 to 1,900 sq ft and three-bedroom apartments around 2,500 sq ft. The commercial component includes Grade-A office space in the 58-storey tower, supported by podium-level retail and shared facilities. Buyers should therefore separate residential apartment data from office data when comparing prices, rents, service charges and yields. Office users will focus on lift capacity, fitted condition and parking ratio, while apartment buyers usually compare layout size, view, tenancy and service charge.

Ubora Towers Prices, Rents and Yields

Ubora Towers pricing varies significantly between residential apartments and commercial offices, so users should not mix both segments when benchmarking. Bayut’s DLD-backed sale transaction summary for U-Bora Tower showed an average sale price around AED 1,648,000 and an average price per square foot around AED 1,220 over the last 12 months, while listing averages for apartments were higher at roughly AED 2.14 million because advertised stock can include larger layouts, upgraded units and vacant homes. Residential rents are also unit-specific: Bayut listing pages show one-bedroom averages around AED 98,512, two-bedroom averages around AED 159,229 and limited three-bedroom stock around AED 175,906, with overall apartment listing averages near AED 129,690. Smaller apartments can produce attractive gross yields when bought close to transaction levels, while larger upgraded homes may trade more on end-user appeal. Office rents and office sales require a separate commercial valuation. Price-sensitive investors should ask agents to filter comparables by tower, usage, bedroom count, size and transaction type, because a compact one-bedroom resale and a large office floor produce very different valuation evidence.

> AMBER: Prices shown are indicative and segment-specific. Do not compare office and apartment data directly; verify current figures with recent DLD transactions and a RERA-registered agent.

Amenities and Facilities in Ubora Towers

Ubora Towers offers a broader facility mix because it serves both office occupiers and residents. Bayut describes swimming pools, a Jacuzzi, a gym, a five-storey atrium, rooftop public area, children’s play area, podium retail and dedicated parking. The complex also has a major parking component, with Bayut referencing around 2,000 car parking slots and four parking levels connected to the towers through the shared podium. The commercial tower benefits from multiple high-speed elevators, while residents value the larger layouts and access to recreation without leaving the complex. Retail and café options in the surrounding Business Bay area strengthen daily convenience. Compared with new luxury launches, Ubora feels more established and functional; compared with older business towers, it has the advantage of residential and retail integration in one identifiable complex.

• Swimming pools
• Jacuzzi
• Gym
• Five-storey atrium
• Rooftop public area
• Children’s play area
• Podium retail
• Shared parking structure

Buying in Ubora Towers

Buying in Ubora Towers requires a clear distinction between residential apartments, commercial offices and retail interests. Bayut identifies the complex as freehold, which makes it relevant to international buyers in Business Bay, but the due-diligence checklist differs by asset type. Apartment buyers should check tenancy status, service charges, cooling, parking allocation, view, balcony, floor level and whether smart-home systems or appliances are working properly. Office buyers should examine fitted condition, licensing suitability, lift access, parking ratio, VAT treatment, shell-and-core obligations and whether the unit is leased to a reliable tenant. Because the project contains a 58-storey commercial tower and a 20-floor residential tower, buyers should not rely on a single price-per-square-foot figure for the whole complex. Mortgage buyers should also check valuation, because larger layouts and office units may not match lender assumptions used for smaller residential apartments. A final offer should include all transfer costs, agency fees, trustee fees, mortgage charges and any settlement needed for existing service-charge or cooling balances.

> AMBER: Ubora Towers contains residential, office and retail components. Verify the exact unit type, title, VAT position and service-charge category before transfer.

Renting Apartments or Offices in Ubora Towers

Renting in Ubora Towers can mean two very different things: leasing an apartment in the residential tower or leasing office space in the commercial tower. Apartment tenants should compare one-bedroom and two-bedroom layouts against AG Tower, Churchill Residency and other Marasi Drive buildings, paying attention to unit size, balcony, view, parking and whether the landlord includes appliances or furniture. Office tenants should review licensing activity, fit-out, chiller, service charges, VAT, parking ratio and visitor access before signing. Bayut notes that buses stop near the complex and that Business Bay Metro Station is a short drive away, which helps both residents and office workers. For apartments, Ejari registration, security deposit, maintenance response and cooling obligations are the key rental details. For offices, tenancy agreements may involve more complex fit-out, handover and authority-approval clauses. Tenants should also compare renewal terms, move-in permits, building access rules and whether the landlord or tenant pays for minor repairs during occupancy. Renewal pricing should be benchmarked against registered Business Bay transactions.

> AMBER: Rental figures and lease terms differ sharply between apartments and offices. Confirm Ejari registration, permitted activity, cooling costs and parking before paying deposits.

Service Charge in Ubora Towers

Bayut’s building guide lists Ubora Towers service charges at AED 14.58 per sq ft, with components including services, maintenance, utilities services, management, insurance, master community and reserve fund contributions. This figure is useful for residential buyers comparing net yields against AG Tower and other Business Bay apartment buildings, but commercial owners should verify whether their office or retail unit is assessed differently. Service-charge budgets can change annually, so the buyer’s safest document is the latest approved statement for the exact unit and usage category. Investors should also consider district cooling, internal maintenance and leasing costs when calculating net return. Tenants should understand which costs are passed through under the lease and which remain the landlord’s responsibility, particularly for fitted commercial offices or larger residential units. This is especially important because mixed-use buildings can allocate shared costs differently across apartments, offices and retail units.

> AMBER: Ubora Towers service charge figures are published as AED 14.58/sq ft, but exact rates can vary by unit category. Verify with the RERA Service Charge Index before purchase.

Business Bay Community Context

Ubora Towers benefits from Business Bay’s strong mix of residential, commercial and hospitality demand. Residents can access canal walks, supermarkets, cafés, restaurants, hotels and business services, while office users sit close to Downtown Dubai, DIFC, Dubai Design District and major road corridors. The complex is especially relevant for people who want to live and work in the same central district or for investors who like Business Bay’s deep tenant pool. Nearby buildings such as AG Tower, XL Tower, Volante and Churchill Residency create a recognisable micro-market on and around Marasi Drive. The main drawbacks are familiar for Business Bay: road congestion, paid parking pressures outside private allocations and high variation between older and newer buildings. Ubora’s value lies in space, mixed-use functionality and established occupancy rather than newest-launch branding. Long-term appeal is supported by continuing Business Bay office and residential demand.