OMNIYAT · Business Bay
The Opus Residences by OMNIYAT Snagging Inspection
Independent Pre-Handover Inspection for Furnished Zaha Hadid Residences in Business Bay
The Opus Residences are ready to move in, with a historical 97.04% DLD register reading from 31 January 2018. Inspect your furnished residence before accepting the keys.
Snagging is FREE for clients who bought their residence at The Opus Residences through me.
Direct advisor access. Every message answered personally, never by a call center.
Snagging Snapshot
The Opus Residences Snagging at a Glance
The Opus Residences are a limited collection of 96 fully furnished residences inside The Opus by OMNIYAT, the Business Bay landmark that Dame Zaha Hadid designed from exterior to interior as two towers joined by a glass bridge. The collection runs from 1 bedroom residences through 2 and 3 bedroom duplexes and 3 bedroom triplex residences to a 4 bedroom penthouse. The Dubai Land Department register lists the project as Finished and the residences are offered ready to move in, so the question for a buyer is no longer when the building completes but what condition the specific residence is in on the day you accept it. That is the purpose of an independent snagging inspection here: every defect in the finishes, the systems, and the furniture supplied with the unit is recorded before you sign for it, while correction is still OMNIYAT's task rather than yours.
97.04%
31 January 2018
Ready to Move In
Two towers linked by a bridge, 96 residences
1 bedroom residences to a 4 bedroom penthouse, with duplexes and triplexes
OMNIYAT
Data as of September 2026, based on the Dubai Land Department project register for project 1177 and construction tracking against RERA inspection data. The only percentage in the supplied record is the 97.04% DLD register reading of 31 January 2018, which is 3,163 days old at the time of writing and is shown as a historical reading, not a current measure.
Ready Residence Stage
Why Snagging Matters at This Stage of The Opus Residences
The Opus by OMNIYAT is past the construction stage: the register lists project 1177 as Finished, and the residences are sold ready to move in. The last inspection in the supplied record, the RERA report of 31 January 2018, recorded a Building Completion Certificate (BCC) obtained as shell and core, MEP at its final stage with a final fix balance on the residential floors, and internal works and finishes still outstanding on residential floors 16, 17 and 18. That record describes the building as a whole in 2018, not the residence you are buying today, so the check that protects you is an inspection of your own unit before you accept it.
What sets The Opus apart is how much arrives inside the residence. Every unit is sold fully furnished, with furniture and fixtures designed or hand-picked by Zaha Hadid, a fully equipped kitchen, and a theme carried through the finishes: Desert for the 1 bedroom residences, Midnight Blue for the 2 and 3 bedroom layouts. The duplexes and triplexes add internal stairs, balustrades, and double-height volumes, and the penthouse adds a private rooftop garden. An inspection built around that inventory produces a far more useful record than a finishes-only checklist.
Property Snagging GuideThe window that matters: on a ready residence, defects raised on a dated, photographed report before you sign for the unit are logged for OMNIYAT to correct before you accept it. Issues found after you collect the keys move into the rectification terms of your SPA, where that same report becomes your strongest evidence. A ready purchase also moves quickly, with the 90% balance due on the SPA within 14 days of booking, so the inspection should be arranged as soon as a handover or key collection appointment is proposed. Review the building's register record any time on The Opus Residences construction updates page.
Matched to Your Residence
What We Inspect at The Opus Residences
The inspection is matched to your residence type, from a furnished 1 bedroom residence to a duplex, a triplex, or the penthouse, then covers the finishes, the building systems, and everything supplied with the unit:
- Zaha Hadid furniture: frames, upholstery, surfaces, and fixings checked piece by piece
- Built-in joinery and sculpted bed surrounds for alignment, gaps, and surface damage
- Fully equipped kitchen: appliance installation and operation, doors, and worktop finish
- Desert and Midnight Blue theme finishes for consistency of colour and material in every room
- Mood and concealed lighting: every circuit, dimmer, and fitting switched and tested
- Duplex and triplex stairs: treads, nosings, and handrails for level, grip, and secure fixing
- Balustrades around landings and double-height volumes for height, rigidity, and fixings
- High-level lighting, glazing, and cooling reach across double-height spaces
- Penthouse private rooftop garden: falls, drainage, waterproofing, and external power and lighting
- Floor-to-ceiling glazing: seals, alignment, locking, and condensation paths
- Bathrooms: vanities, bathtubs where fitted, waterproofing, falls to drains, and sealant lines
- Central air conditioning performance and zoning, water pressure, and hot water delivery
- Entry and internal doors, ironmongery, sockets, switches, and distribution board labelling
- Intercom and door access from the unit, including the residents' entrance separate from the hotel
Project Profile
About The Opus Residences in Business Bay
Before you inspect a residence, it helps to know exactly what the purchase includes. The full guide to The Opus Residences sets out the residence types, current prices, the ready-property payment plan, and the design case that underpins long-term value.
The Opus Residences: Furnished Homes Inside Zaha Hadid's Opus
The Opus Residences are 96 fully furnished OMNIYAT residences inside a mixed-use landmark designed in full by Dame Zaha Hadid.
View The Opus Residences Project GuideIndicative Pricing
What a Snagging Inspection Costs at The Opus Residences
Snagging is FREE for clients who bought their residence at The Opus Residences through me. For buyers who purchased elsewhere, there is no fixed snagging tariff in Dubai, so fees vary by firm and scale with the size and complexity of the residence. A compact apartment is usually a flat fee, while larger multi-level homes are commonly priced per square foot of built-up area, typically AED 0.50 to 1.50 ≈ USD 0.14 to 0.41 per sq ft. The ranges below apply that logic to the sizes on the current price list for The Opus Residences, so treat them as indicative market figures, not a quote. The penthouse is scoped individually, and a sample report is available before you commit.
| Residence Type at The Opus Residences | Approx. Size | Indicative Inspection Cost |
|---|---|---|
| 1 Bedroom Residence | AED 800 to 1,500 ≈ USD 220 to 410 | 924 sq ft |
| 2 Bedroom Duplex | AED 1,100 to 3,300 ≈ USD 300 to 900 | 2,209 sq ft |
| 3 Bedroom Duplex & Triplex Residence | AED 1,800 to 9,200 ≈ USD 490 to 2,500 | 3,571 to 6,151 sq ft |
| 4 Bedroom Penthouse | Quoted individually | 12,788 sq ft |
| Reinspection After Rectification | Free to AED 1,500 ≈ USD 410 | Per visit |
| Confirm VAT, inspection depth, furniture scope, and reinspection inclusion before booking. Each one moves the all-in cost. | ||
Get Your Exact Quote for The Opus Residences
Free if you bought through me. Otherwise, tell me your residence type and I will confirm the exact all-in cost for your unit, including VAT, inspection depth, furniture scope, and reinspection, before you commit to anything.
Get My Quote on WhatsAppFurnished Tower Residences
Defects We Commonly Find in Furnished Tower, Duplex and Penthouse Residences
A fully furnished residence in a sculptural mixed-use building shows a different defect profile from an empty apartment in a conventional tower. The furniture, the lighting, and the multi-level layouts add items that a standard handover check never reaches:
- Scuffs, chips, or fabric marks on furniture placed during the fit-out
- Loose legs, fixings, or drawer runners on designed furniture and joinery
- Gaps where curved built-in joinery meets walls and floors
- Fitted appliances not level, not connected, or missing parts
- Concealed lighting drivers or dimmers that fail or flicker
- Stair treads and nosings with lipping, hollow spots, or uneven edges
- Handrails and balustrades with movement at their fixings
- Air conditioning that struggles to balance between levels of a double-height space
- Glazing seal gaps or condensation at the facade
- Sealant shrinkage and pooling water at showers, bathtubs, and vanities
- Rooftop garden outlets blocked or waterproofing upstands left incomplete
- Door alignment and latch faults, and distribution boards left unlabelled
Your Recourse
Your Protection After Handover, in Plain Language
Buyers at The Opus Residences are not without recourse once they accept a residence. Under Dubai practice, a developer rectification period covers finishing and installation defects after handover, and a longer warranty applies to major structural elements of the building. In a building the register already lists as Finished, how those periods apply to your unit is set by your SPA, so confirm the terms in writing before you sign. A documented snagging inspection strengthens your position either way, because defects raised on a dated, photographed report are easier to pursue than issues recalled later. That matters most for the designed furniture, the lighting, and the stairs and balustrades in the duplex and triplex layouts. If you are unsure how the rectification window applies to your specific residence, that is exactly the kind of question worth settling before handover day rather than after.
Read the defect liability period and structural warranty guideInsights
Project Insights for The Opus Residences Buyers
A confident purchase at The Opus Residences rests on more than the inspection itself. On a finished building, buyers should read the register record, confirm where their payments go, and understand residency eligibility before they commit. Explore the resources below alongside this page.
The Opus Residences Snagging Inspection
This page: how buyers document defects in a furnished Opus residence before accepting the keys.
The Opus Residences: Zaha Hadid's Business Bay Landmark Record
The Opus Residences, OMNIYAT's 96 furnished homes in the Zaha Hadid building in Business Bay, read 97.04% on 31 January 2018.
View The Opus Residences Construction Updates
The Opus Residences Golden Visa: Zaha Hadid, Every Tier Above
The Opus Residences, OMNIYAT's 96 furnished residences in Zaha Hadid's Business Bay landmark, transfers on title deed, every type qualifying.
Read The Opus Residences Golden Visa Guide
The Opus Residences Escrow: OMNIYAT's Business Bay Record
The Opus Residences sit under DLD project 1177 with Abu Dhabi Islamic Bank escrow, 97.04% certified at the January 2018 inspection.
Verify The Opus Residences Escrow AccountHow It Works
Our Inspection and Reporting Process for The Opus Residences
Five steps take your residence from handover appointment to defects confirmed resolved, structured so the report is ready for submission to OMNIYAT.
Schedule Before Handover
Book the inspection around your handover or key collection appointment at The Opus.
On-Site Residence Assessment
A full walkthrough of finishes, furniture, lighting, stairs, systems, and glazing.
Digital Snagging Report
A documented report with photographs, defect locations, and recommended actions.
Developer Rectification Review
The report is structured for submission to OMNIYAT for correction.
Optional Reinspection
A return visit confirms the listed defects have been resolved before acceptance.
Request a Sample Snagging Report
See exactly how defects in a furnished Business Bay residence, from designed furniture to stair balustrades, are documented, categorized, and presented for developer rectification before you book your own inspection at The Opus Residences.
Get the Sample Report on WhatsAppSnagging Guides
Learn More About Snagging
This page covers snagging for The Opus Residences specifically. The how-to of inspecting any new Dubai home is the same across projects, so it lives in the dedicated guides below rather than being repeated here.
Snagging in Dubai: The Independent Inspection Before You Accept Your Home
Snagging is an independent inspection of your new Dubai home before handover: what to check, when to book, what it costs.
Read the full snagging guideBook Snagging After the Handover Notice, Before You Accept the Keys
Book your snagging inspection after the developer's handover notice but before you accept the keys, when it carries the most leverage.
See the timing guideDefect Liability Period and the Structural Warranty: Two Layers After Handover
Defect liability period: the developer fixes general defects for around one year after handover, and structure for up to ten years.
Check your rightsA Snagging Inspection: Small Fixed Cost Against an Uncapped Repair Risk
A snagging inspection is a small cost paid once, while the defects it catches carry far larger and unpredictable repair bills.
See the cost caseSnagging Checklist, Room by Room: Every Finish, Fitting and System
A room-by-room snagging checklist for Dubai handovers: walls, floors, doors, windows, kitchens, bathrooms, electrical systems, AC and plumbing, every fault photographed.
Get the checklistThe Wider Picture
Explore The Opus Residences Structure
A residence holds its value through the district and the developer behind it. Compare The Opus Residences with other Business Bay properties, understand how the community works day to day, and review OMNIYAT's wider portfolio before you finalize.
Business Bay Properties for Sale
Browse ready and off-plan residences across Business Bay and compare projects, prices, and payment plans.
See Business Bay Properties for Sale
Business Bay Master Community
Discover how Business Bay links the Dubai Water Canal, Downtown Dubai, and the main road network for residents.
Explore the Business Bay Community
Omniyat: Ultra-Luxury Architectural Icons From Palm Jumeirah to Business Bay
Omniyat designs ultra-luxury waterfront residences and commercial landmarks, and held the largest share of the UAE's ultra-luxury segment in 2024.
View the OMNIYAT Developer ProfileFAQs
The Opus Residences by OMNIYAT Snagging Inspection Frequently Asked Questions
Yes, snagging is free for clients who bought their residence at The Opus Residences through me: the inspection is arranged and covered as part of the service, and the report is prepared ready for submission to OMNIYAT. Buyers who purchased elsewhere can still have an independent inspection arranged at the market rates shown in the cost section above.
Yes. A finished building and a finished residence are different records. The DLD register lists The Opus by OMNIYAT as Finished, but the latest inspection in the supplied file dates from 31 January 2018 and describes the building as a whole, not your unit. A furnished residence also carries furniture, lighting, and appliances that have to be checked item by item, so the snagging report is the only document describing the condition of the residence you accept. The register record itself is summarised on The Opus Residences construction updates page.
Before you sign for the unit. On a ready purchase, the inspection belongs between the SPA and the handover or key collection appointment, so every defect is raised while correcting it is still OMNIYAT's task. The payment plan calls for the 90% balance on the SPA within 14 days of booking, which keeps the timeline short. Timing strategy is covered in the when to book snagging guide.
Yes. Every residence is sold fully furnished, with furniture and fixtures designed or hand-picked by Zaha Hadid, so each piece is checked for damage, stability, fixings, and finish, the fitted kitchen appliances are tested, and the Desert or Midnight Blue theme finishes are compared room by room for consistency. Anything missing or damaged is photographed and listed by location.
Multi-level layouts get checks that single-floor apartments do not need. Every stair tread, nosing, and handrail is checked for level, grip, and secure fixing; balustrades around landings and double-height volumes are checked for height and rigidity; and air conditioning and lighting are tested on each level, including high-level fittings above double-height spaces. This applies to the 2 bedroom duplexes and to the 3 bedroom duplex and triplex residences.
Yes. The 4 bedroom penthouse comes with a private rooftop garden, so the external area is inspected alongside the interiors: falls toward the drainage outlets, waterproofing at upstands and thresholds, and, where fitted, planters, paving, external lighting, and power points. At approximately 12,788 sq ft, the penthouse inspection is scoped and quoted individually.
Free if you bought through me. Otherwise, fees vary by firm and there is no fixed tariff, so these figures are indicative. As a guide, a 1 bedroom residence sits around AED 800 to 1,500 ≈ USD 220 to 410, a 2 bedroom duplex around AED 1,100 to 3,300 ≈ USD 300 to 900, and a 3 bedroom duplex or triplex around AED 1,800 to 9,200 ≈ USD 490 to 2,500, while the penthouse is quoted individually. Confirm whether VAT, the furniture check, and a reinspection are included; the value case is set out in how snagging saves you money.
Every defect is recorded with a photograph, its location in the residence, and a recommended action, and the report is structured for submission to OMNIYAT for rectification before you accept the unit. An optional reinspection then confirms that the listed items have been resolved. Defects that appear later are pursued under the rectification terms of your SPA, explained in the defect liability period and structural warranty guide.
Yes. The digital report, with photographs and defect locations for every item, is shared so an overseas buyer can review the findings and follow the rectification without travelling for the inspection. A room-by-room reference is available in the snagging checklist.
Your Advisor
Tohid Fetrat
Independent of the developer: the inspection is commissioned by you and the report is written for you. Nothing in it is shared with anyone unless you send it. Message or call me directly: you will always reach me personally, never a call center or sales team.
Ask your question, get your answer. No obligation and no follow-up unless you ask for it.