Barsha Heights
apartment community
Formerly known as TECOM, a mixed-use community near Internet City and Media City with affordable apartments popular with young professionals.
- Median PSF
- AED 1,500/sqft
- YoY change
- +49.9%
- 5-yr sales
- 2,086
- Gross yield
- 5.0%
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Barsha Heights has compounded 51% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+49.9%
3-yr growth
+51%
Gross yield
5.0%
5yr volume
2,086
Median PSF
AED 1,500
Apartments
YoY change
+49.9%
3-yr growth
+51%
PSF growth to 2026
Gross yield
5.0%
Ejari, last 12m
Barsha Heights is a primarily apartment-based community in Dubai with 2,086 transactions on record over the last five years. Median price per square foot sits at AED 1,500, up 49.9% year-on-year, outperforming the city-wide 13.3% benchmark. Use the tabs above to drill into the market detail, rental economics, schools catchment, lifestyle amenities, off-plan pipeline or active listings.
Affordability quick-look
Pre-filled with Barsha Heights median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 7K
Loan AED 1.19M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
What residents say about Barsha Heights
Praised for close proximity to dubai internet city for convenient commuting. Criticised for loud unexplained explosions or bangs affecting residents.
Resident sentiment
Below average
vs all tracked Dubai communities
“Severe nighttime noise from car revving disrupts sleep”
“Affordable short-term rental option in central location”
Reddit r/dubai, r/UAE, r/expats · 73 on-topic mentions · updated 2026-04-24
What they talk about
- rent100%
- amenities100%
- community89%
- commute89%
- price83%
- metro access72%
Sentiment trend
Steady
+0.01 per year
Mostly discussed by
residents
48% of mentions
Sentiment over time
Sentiment from Q2 2024 to Q2 2026 moved from -0.68 to -0.25. Based on 70 mentions across 7 quarters.
What people praise
- +Close proximity to Dubai Internet City for convenient commuting×4
- +Closest metro access among shortlisted areas×2
- +Offers distinctive Dubai blend of quiet and metropolitan living×2
- +Hotel has convenient back exit providing closer metro access×2
- +Resident likes the area overall×1
What people criticise
- −Loud unexplained explosions or bangs affecting residents×4
- −Experiencing loud noise disturbances in the area×3
- −Management unresponsiveness and slow problem resolution×2
- −Building management inflexible on rent payment during financial hardship×2
- −Al Barsha gym had poor class structure with inadequate warm-up sessions×2
What people talk about
Horizontal bars showing how often each aspect is discussed and how positively or negatively. Longest bars are most-discussed aspects.
Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.
“Affordable short-term rental option in central location”
“Unique contrast between suburban villas and urban towers”
“Active nightlife scene with multiple bars to explore”
“Severe nighttime noise from car revving disrupts sleep”
“Building management inflexible on rent payment during financial hardship”
“New management unresponsive to administrative issues”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 73 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Last updated 2026-04-24. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Barsha Heights is growing faster than the citywide average, indicating strong local demand.
Schools nearby
3 schools · IB · UK
Schools
3
IB · UK
Outstanding
1
KHDA top tier
Median fee
AED 62K
per year
DS Score
77/100
composite avg
KHDA inspector notes
“The high aspirations of all leaders and the full support of governors”
“The fully inclusive nature of the school and the excellent support and opportunities provided for all students”
School fee inflation
Index normalised to 100 in 2014. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
KHDA-licensed nurseries nearby(11 within range)
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Nearby schools25 schools
View on DubaiSchools.ai6
9
5
100/100
Icademy Middle East Fz.Llc
GEMS Dubai American Academy - Dubai Branch
GEMS Wellington International School - Dubai Branch
Dubai College
Dubai International Academy L.L.C
Kings School Dubai L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenitiesWalker's Paradise
Amenities within 2.5km walking distance • 277 total outlets near Barsha Heights• Click a category to explore
Walker's Paradise
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: January 2026
Transport & Lifestyle
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Nearby Landmarks & Transport
Based on DLD transaction records for properties in Barsha Heights
Metro Stations
Dubai Internet City
Nearest
Palm Jumeirah
Mina Seyahi
Shopping Malls
Mall of the Emirates
Nearest
Marina Mall
Landmarks
Burj Al Arab
Nearest
Travel times from Barsha Heights
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Airport access
Drive times from Barsha Heights to Dubai airports
Future: Expanding to become world's largest airport by 2040
Strategic Airport Location
Closer to Al Maktoum Airport (DWC) - Dubai's future main hub. Only 36 min drive vs 41 min to DXB.
Drive times are estimates based on distance and typical Dubai traffic patterns. Actual times may vary based on traffic conditions and route taken.
Future developmentsPositive outlook
Coming Soon: Dubai Metro Blue Line
Key infrastructure improvements coming to this area. Dubai Metro Blue Line will enhance connectivity and amenities.
Planned & Ongoing Projects (2)
Dubai Metro Blue Line
Proposed new metro line connecting Dubai Marina area to Al Maktoum International Airport via key residential areas.
- Direct airport connectivity
- Reduced commute times
- Property value uplift along route
Dubai Knowledge Park Expansion
Expansion of educational facilities in Knowledge Park area.
- More university options
- Student accommodation
- Educational hub growth
Data compiled from Dubai 2040 Urban Master Plan, RTA announcements, developer publications, and official government sources. Project timelines are subject to change.
Active listings in Barsha Heights
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
Price per sqft · 2020–2026
Median AED/sqft from DLD transactions
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 400K | 662 | 443 |
| 1 B/R | AED 650K | 616 | 567 |
| 2 B/R | AED 954K | 604 | 194 |
| 3 B/R | AED 3.26M | 1,624 | 39 |
| 5 B/R | AED 2.25M | 508 | 143 |
| 6 B/R | AED 2.76M | 425 | 30 |
Ejari rental contracts
Government-filed · 20 contracts
Investability index
5-driver composite · v1.0
Investor-leaning. Not a buy/sell signal — cross-reference drivers before deciding.
6-month forecast
From 2025Q4 · 8 quarters of data
AED 1,668/sqft → AED 1,828/sqft
Range AED 1,590 – 2,066· +4.9 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
14% off-plan share — low incoming supply
Demand pull
Sentiment trend +0.01 over last 4q (Reddit, n=73)
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Years until buying beats renting · 25% down · 4% nominal growth
Buying breaks even in ~1.6 years — strong investment case
Median price
AED 1.59M
Annual rent
AED 80K
5.0% gross yield
Net @ 5y vs renting
+AED 303K
Net @ 10y vs renting
+AED 915K
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Quarterly Price Trends
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q1 | AED 1,300 | 14 | -22.1% |
| 2025Q4 | AED 1,668 | 110 | -15.6% |
| 2025Q3 | AED 1,977 | 136 | +8.1% |
| 2025Q2 | AED 1,829 | 164 | +58.9% |
| 2025Q1 | AED 1,151 | 130 | -9.9% |
| 2024Q4 | AED 1,278 | 94 | -11.3% |
| 2024Q3 | AED 1,441 | 67 | +30.3% |
| 2024Q2 | AED 1,106 | 55 | -24.1% |
| 2024Q1 | AED 1,458 | 94 | +48.6% |
| 2023Q4 | AED 981 | 74 | +9.0% |
| 2023Q3 | AED 900 | 68 | +14.1% |
| 2023Q2 | AED 789 | 108 | -21.9% |
| 2023Q1 | AED 1,010 | 51 |
Property Mix
By Type
Room Distribution
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 39,463 registered brokers from 12,135 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Barsha Heights
1,718 Ejari contracts · DLD official data
Median Annual Rent
AED 79K
Monthly Equivalent
AED 6,544
Gross Yield
5.0%
New vs Renewed
599 new
1,119 renewed
Service charges
RERA-registered rates for Barsha Heights
Average
AED 16/sqft
Source: RERA / DLD (2025)
Room-type yield matrix
Estimated gross yield by bedroom type · Ejari rental data
| Type | Avg Size | Est. Price | Annual Rent | Gross Yield | Net Yield |
|---|---|---|---|---|---|
| Studio | ~42 sqm | AED 678K | AED 45K | 6.1% | 5.2% |
| 1 B/R | ~68 sqm | AED 1098K | AED 67K | 5.6% | 4.8% |
| 2 B/R | ~98 sqm | AED 1582K | AED 90K | 5% | 4.3% |
| 3 B/R | ~142 sqm | AED 2293K | AED 114K | 4.1% | 3.5% |
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Buildings in Barsha Heights
15 buildings with DLD transaction data
Shahrukhz by Danube
Off-PlanOfficeNA · Near Dubai Internet City
Median/sqft
AED 4,061
Median Price
AED 2.3M
Avg Size
52.3 sqm
Nearest Mall
Mall of the Emirates
THE ONE by Prestige One
Off-PlanOfficeNA · Near Dubai Internet City
Median/sqft
AED 2,300
Median Price
AED 4.4M
Avg Size
177.7 sqm
Nearest Mall
Mall of the Emirates
ICONIC
Off-PlanFlat2 B/R, 1 B/R, 4 B/R · Near Dubai Internet City
Median/sqft
AED 4,000
Median Price
AED 5.3M
Avg Size
124 sqm
Nearest Mall
Mall of the Emirates
SKY CENTRAL
Hotel RoomsStudio · Near Dubai Internet City
Median/sqft
AED 3,033
Median Price
AED 960K
Avg Size
27.6 sqm
Nearest Mall
Mall of the Emirates
THE ONE TOWER
OfficeOffice, Shop · Near Dubai Internet City
Median/sqft
AED 2,040
Median Price
AED 3.6M
Avg Size
154.1 sqm
Nearest Mall
Mall of the Emirates
FIRST CENTRAL
Hotel ApartmentStudio, 1 B/R · Near Dubai Internet City
Median/sqft
AED 2,205
Median Price
AED 825K
Avg Size
33.2 sqm
Nearest Mall
Mall of the Emirates
DAMAC CASA
Off-PlanFlat3 B/R, 1 B/R · Near Palm Jumeirah
Median/sqft
AED 3,045
Median Price
AED 6.2M
Avg Size
191.5 sqm
Nearest Mall
Marina Mall
SMART HEIGHTS
OfficeOffice · Near Dubai Internet City
Median/sqft
AED 1,112
Median Price
AED 1.5M
Avg Size
128.1 sqm
Nearest Mall
Mall of the Emirates
CAVALLI CASA TOWER
Off-PlanFlat3 B/R, 2 B/R, 1 B/R · Near Mina Seyahi
Median/sqft
AED 3,120
Median Price
AED 8.4M
Avg Size
222.8 sqm
Nearest Mall
Marina Mall
I - RISE TOWER
OfficeOffice · Near Dubai Internet City
Median/sqft
AED 2,600
Median Price
AED 2.4M
Avg Size
99.3 sqm
Nearest Mall
Mall of the Emirates
GRAND CENTRAL
FlatStudio, 1 B/R · Near Dubai Internet City
Median/sqft
AED 2,423
Median Price
AED 938K
Avg Size
35.7 sqm
Nearest Mall
Mall of the Emirates
TWO TOWERS
Flat2 B/R · Near Dubai Internet City
Median/sqft
AED 1,161
Median Price
AED 1.8M
Avg Size
144 sqm
Nearest Mall
Mall of the Emirates
THE S TOWER
Flat4 B/R · Near Dubai Internet City
Median/sqft
AED 3,660
Median Price
AED 17.6M
Avg Size
447.4 sqm
Nearest Mall
Marina Mall
MADISON RESIDENCY
Flat2 B/R, Studio · Near Dubai Internet City
Median/sqft
AED 1,225
Median Price
AED 1.6M
Avg Size
121.5 sqm
Nearest Mall
Mall of the Emirates
FAHAD 2
Flat2 B/R, 3 B/R · Near Dubai Internet City
Median/sqft
AED 947
Median Price
AED 1.1M
Avg Size
112.9 sqm
Nearest Mall
Mall of the Emirates
Similar to Barsha Heights
Meydan Racecourse Community
City Of Arabia
Down Town Jabal Ali
Jumeirah Village Circle
Watch Barsha Heights
Get an email when Barsha Heights's median PSF moves more than your chosen threshold. One community, one email — no broadcasts.
Current baseline: AED 1,500/sqft. Unsubscribe in one click. We respect your inbox.
Highlights
Frequently asked questions about Barsha Heights
What is the average property price in Barsha Heights?
The median property price in Barsha Heights is AED 1,585,910, with a median price per square foot of AED 1,500. Prices have changed +49.9% year-over-year as of January 2026.
What types of properties are available in Barsha Heights?
Barsha Heights is primarily an apartment community with approximately 99% apartments and 0% villas. The most common property types include Office (849), Flat (545), Hotel Rooms (366).
How is the real estate market performing in Barsha Heights?
Barsha Heights has seen 2,086 property transactions over the past 5 years. The current year-over-year price change is +49.9%, with 864 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and Ejari rental contracts as of May 2026.How we built this.