JLT Embankment East

TL;DR: JLT Embankment East is a prime sub-community within Jumeirah Lake Towers (JLT) anchored by the Mazaya Business Avenue complex — three identical 45-storey, 180-metre commercial towers (AA1, BB1, BB2) developed by Al Mazaya Holding, a publicly listed company dual-traded on the Boursa Kuwait and Dubai Financial Market with an approximately USD 2 billion project portfolio. Located on the embankment fringe of JLT overlooking Crystal Almas East Lake and Jumeirah Islands, the sub-community offers commercial office spaces ranging from 620 to 11,840 square feet alongside select mixed-use residential units in a freehold structure within the DMCC free zone — the UAE's largest free zone supporting 17,000+ registered companies. With the DMCC Metro Station (Red Line) approximately 800 metres away, Dubai Tram connectivity to Dubai Marina, and JLT's average gross rental yield of 7.6%, the Embankment East location combines waterfront business prestige with exceptional transport links and one of Dubai's most vibrant lakeside dining and lifestyle scenes.

Al Mazaya Holding: Developer Profile

Al Mazaya Holding was founded in 1998 in Kuwait and commenced full operations in 2004. The company is dual-listed on the Boursa Kuwait (since 2005) and the Dubai Financial Market (since 2006), with a paid-up capital of KD 52.6 million (approximately USD 171.9 million). The group's portfolio spans approximately USD 2 billion in projects across Kuwait, UAE, Saudi Arabia, Turkey, Oman, and Qatar.

In Dubai, Al Mazaya operates through its subsidiary Al Mazaya Real Estate FZ LLC, registered within the DMCC free zone. The National Engineering Bureau served as the architect for the Mazaya Business Avenue complex.

Key Al Mazaya Projects:

• Mazaya Business Avenue (JLT): Three 45-storey commercial towers — the flagship Dubai project
• Sky Gardens (DIFC): Residential tower in Dubai's premier financial district
• Queue Point (Dubailand/Liwan): Over 5,000 residential units in a major community development
• Q Line (Wadi Al Safa 2): Studio, one-bedroom, and two-bedroom apartments
• 35 completed residential projects in the Liwan/Dubailand area — demonstrating extensive delivery track record

Mazaya Business Avenue: The Towers

The Mazaya Business Avenue complex comprises three identical towers — AA1, BB1, and BB2 — located at 5, 7, and 9 Al Worood 3 Street in JLT. Each tower rises 45 storeys to 180 metres, creating a distinctive triple-tower skyline presence on the JLT embankment.

The towers are primarily commercial, providing ultra-modern office spaces, business centres, retail plazas, conference halls, meeting and seminar rooms, cafes, and restaurants. Tower AA1 alone offers a total office gross leasable area (GLA) of 473,939 square feet, with individual office suites ranging from 620 to 11,840 square feet — accommodating everything from startup companies to large regional corporate offices.

The BB1 tower includes mixed-use elements with select residential apartments (1, 2, and 3-bedroom configurations) alongside the office and retail components. This mixed-use format provides the opportunity for live-work arrangements within the DMCC free zone — a significant advantage for business owners and entrepreneurs who value proximity between home and office.

Office Market Pricing:

• Office rentals: AED 35,000 to AED 770,000 per year
• Office sales: AED 510,000 to AED 9.9 million
• Service charges: AED 13.30 per square foot

Residential Market Pricing (BB1 mixed-use units):

• 1-bedroom: AED 65,000-90,000 annual rent / AED 800,000-1.5M purchase
• 2-bedroom: AED 78,000-134,000 annual rent / AED 1.2M-2.5M purchase

All properties are freehold and open to ownership by all nationalities.

Amenities & Facilities

Building-Level:

• Gymnasium with modern fitness equipment
• Swimming pools and sauna
• Conference centres and meeting rooms equipped with advanced AV technology
• High-speed elevators serving all 45 floors
• 24-hour security with CCTV surveillance
• Covered parking
• Concierge services
• Ground-floor retail and food and beverage outlets
• Flexible voice-data floor outlets for modern office connectivity
• Day care centres and children's play areas
• Wi-Fi throughout common areas

JLT Community-Level:

• 55,000-square-metre community park with jogging tracks, outdoor gyms, playgrounds, and green spaces
• Three artificial lakes (Lake Almas West, Lake Almas East, JLT Lake) connected by scenic bridges and winding walkways
• Lakeside promenades with over 300 restaurants and 500+ retail stores
• Supermarkets: Al Maya, Carrefour (2 branches), Freshmart, Demart
• Nurseries: Dewdrops, Learning Ladders, Paddington, Kid Kare, Oakfield
• Pet-friendly parks, outdoor fitness stations, and jogging paths

Jumeirah Lake Towers: The Community

JLT is a master-planned community developed by DMCC (Dubai Multi Commodities Centre), a Government of Dubai authority that operates the UAE's largest and fastest-growing free zone supporting over 17,000 registered companies. The community comprises 80+ towers organized into 26 clusters (A through Z) around three artificial lakes, plus the JLT Embankment (8 towers facing Jumeirah Islands).

With approximately 60,000 residents and a 120,000-strong working population, JLT functions as a self-contained urban district where professionals can live, work, dine, and socialize within a walkable, lakeside environment. The community was one of the first Dubai neighbourhoods to champion independent, homegrown food and beverage concepts — today its lakeside promenades host a cosmopolitan dining scene featuring Couqley French Bistro, Bait Maryam (award-winning Levantine cuisine), Mythos (Greek), Pitfire Pizza, Nola Eatery, Urban Bar & Kitchen, and dozens more across Thai, Mediterranean, Middle Eastern, and South Asian cuisines, many offering outdoor lakeside seating.

The upcoming Bay360 development will add a 700-metre waterfront promenade with additional outdoor dining, padel courts, and leisure amenities — further enhancing the community's lifestyle appeal.

Location & Transport Connectivity

The Embankment East location positions the Mazaya Business Avenue towers at the fringe of JLT overlooking Jumeirah Islands, with Crystal Almas East Lake views and the Dubai skyline panorama.

Metro: The DMCC Metro Station on the Red Line is approximately 800 metres (5 minutes walking) from the towers, connected via a pedestrian skybridge crossing Sheikh Zayed Road. The Red Line provides direct access to Mall of the Emirates, Downtown Dubai/Burj Khalifa, Dubai Marina, and Dubai International Airport.

Tram: The Jumeirah Lakes Towers Tram Station connects to Dubai Marina and JBR (Jumeirah Beach Residence), with interchange to the Palm Monorail for Atlantis The Palm and Nakheel Mall.

Roads: Sheikh Zayed Road (E11) is directly accessible via First Al Khail Street, providing rapid highway connectivity across Dubai. JLT shuttle services (routes JLT1 and JLT2) operate every 20 minutes connecting to Dubai Marina.

Investment Analysis

JLT consistently delivers among Dubai's strongest rental yields:

• Average gross rental yield: 7.6% (2025 data) — outperforming Dubai Marina (4-5%) and Downtown Dubai (4-5%)
• Studio yields: Up to 7.22% net ROI
• 1-2 bedroom yields: 6-7% gross
• Average price per square foot: AED 1,405 — nearly 50% below Dubai Marina's average of AED 2,150

This significant price differential versus neighbouring premium communities, combined with equivalent or superior transport connectivity, creates compelling value for both occupiers and investors. Office spaces within the DMCC free zone benefit from the zone's zero corporate tax, zero personal income tax, 100% foreign ownership, and full capital repatriation rights.

Key Demand Drivers:

• DMCC free zone hosting 17,000+ companies creates sustained occupancy demand
• Dual Metro and Tram connectivity ensures accessibility from across Dubai
• JLT's vibrant dining and lifestyle scene attracts young professionals and families
• Freehold ownership for all nationalities
• Dubai's zero property tax environment maximizes net returns
• The lakeside setting provides an aesthetic and lifestyle premium over comparable inland commercial districts

Note for Investors: Some JLT buildings carry "District Cooling" fees (AED 5,000+ per year) payable by landlords — an important consideration in net yield calculations that should be verified on a building-by-building basis.