Barsha Heights
apartment community
Buyer read
A balanced buyer case without one dominant signal
1-bed homes have a median sale price of AED 1.0M. 27% of recent sales are off-plan, while market activity ranks top 15%. The downside profile is moderate, based on 2 of 5 available inputs.
AED 1.0M
1-bed median · 2026 YTD
27% off-plan
Moderate supply-pressure proxy
Top 15%
Relative to Dubai communities
Moderate
2 of 5 risk inputs available
Formerly known as TECOM, a mixed-use community near Internet City and Media City with affordable apartments popular with young professionals.
Median PSF
AED 1,073
Apartments
YoY change
+19.5%
5-yr sales
1,424
DLD transactions
Gross yield
7.5%
Ejari, last 12m
DUBUY VERDICT
Exceptional amenity density, weaker transit
Barsha Heights offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 342 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
—
Transit
—
Mapped venues
342
Dining
39/100
175 mapped
Shopping
23/100
60 mapped
Health
22/100
27 mapped
Nightlife
37/100
11 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
3 schools sit in the mapped catchment; 3 currently have a KHDA inspection rating, including 3 rated Very Good or Outstanding. Families can choose across 2 curriculums; check actual drive times and admissions availability below.
Schools nearby
3
Top-rated
3
Curricula
2
Best rating
Outstanding
Schools nearby
3
Within the mapped catchment
Curriculum
IB
+1 more
Median fees
AED 62K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Standout on yield and growth worth serious attention
Barsha Heights sits in the top tier for both rental yield and 3-year price appreciation — a rare combination in Dubai. Liquidity is manageable.
YoY change
+19.5%
3-yr growth
+51%
Gross yield
7.5%
5yr volume
1,424
Current PSF
AED 1,500
6-month forecast
+7.4%
Forecast range
1,402–1,820
AED per sqft
Confidence
Low
Model confidence
Barsha Heights is a primarily apartment-based community in Dubai with 1,424 transactions on record over the last five years. Median price per square foot sits at AED 1,073, up 19.5% year-on-year, outperforming the city-wide 8.3% 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 8K
Loan AED 1.38M · 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.
PROPERTY CATALOGUE
Homes in Barsha Heights
Barsha Heights is led by apartments, with 24 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
534 sqft
Community median
Named homes
24
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R, 6 B/R, 7 B/R, 8 B/R
142–1,811 sqft
Hotel apartments
Studio, 1 B/R, 2 B/R, 3 B/R
326–990 sqft
Villas
Bedroom mix not published
Not published
Includes Barsha Heights, AL KHAIL HEIGHTS, SKY CENTRAL and 21 more.
Explore all homesMarket temperature & historical discussion for Barsha Heights
Archived discussion themes: Praised for hotel has convenient back exit providing closer metro access. Criticised for loud unexplained explosions or bangs affecting residents.
Historical discussion
Below average
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 108 on-topic mentions · latest item Jul 21, 2026 · last scored 2026-07-21
Discussion trend
Getting worse
-0.09 per year
Mostly discussed by
residents
50% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.8 to +0.8); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q2 2024 to Q3 2026 moved from -0.68 to -0.15. Based on 105 mentions across 8 quarters.
What people praise
- +Hotel has convenient back exit providing closer metro access×5
- +Close proximity to Dubai Internet City for convenient commuting×4
- +Closest metro access among shortlisted areas×3
- +Affordable rental options available at reasonable price points×3
- +Building offers multiple amenities including gym and pool×2
What people criticise
- −Loud unexplained explosions or bangs affecting residents×5
- −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
- −Rental costs are notably expensive for the area×2
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 108 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 21, 2026. Last scored 2026-07-21. 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
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.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 277 total outlets near Barsha Heights
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
High mapped greenery · #31 of 75 mapped Dubai communities The 3 figure counts OpenStreetMap park-tagged features within 1.5km of the community centre. It does not mean 3 distinct named parks or confirm walking access.
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.
Market history
Prices fell 11.9% while sales fell 61% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 975
Q2 2026
3m price change
-11.9%
vs prior completed quarter
Quarter sales
36
Q2 2026
3m sales change
-61.3%
vs prior completed quarter
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Ready vs off-plan · DLD
Ready / resale
AED 623/sqft
743 sales
Off-plan (developer)
AED 760/sqft
1 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 410K | 676 | 249 |
| 1 B/R | AED 680K | 639 | 293 |
| 2 B/R | AED 1.00M | 657 | 87 |
| 3 B/R | AED 3.39M | 1,687 | 33 |
| 5 B/R | AED 2.48M | 528 | 74 |
| 6 B/R | AED 3.23M | 444 | 24 |
Ejari rental contracts
Government-filed · 176,425 contracts
6-month forecast
From 2026Q3 · 8 quarters of data
AED 1,500/sqft → AED 1,611/sqft
Range AED 1,402 – 1,820· +5.8 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
27% off-plan share — moderate incoming supply
Discussion momentum
Historical discussion trend -0.09 over last 4q (dated 2021–2026 Reddit archive, n=108)
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1.1 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Barsha Heights
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+1.6 pp vs Dubai median
By bedroom type
AED 32K/yr ÷ AED 410K
AED 57K/yr ÷ AED 680K
AED 64K/yr ÷ AED 1.00M
AED 120K/yr ÷ AED 3.39M
AED 260K/yr ÷ AED 2.48M
AED 300K/yr ÷ AED 3.23M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
RERA Rent Increase Calculator
Dubai Law No. 43 of 2013 — what can your landlord legally charge?
How RERA calculates the cap (Law 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
Market rate is the RERA rental index for this community + unit type, derived from Ejari registration data. Data covers thousands of registered contracts.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
+48.5%
6 months
+32.9%
1 year
+29.2%
2 years
+96.9%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 1,500 | 27 | +48.5% |
| 2026Q2 | AED 1,010 | 48 | -10.5% |
| 2026Q1 | AED 1,129 | 104 | +16.4% |
| 2025Q4 | AED 970 | 100 | -16.5% |
| 2025Q3 | AED 1,161 | 113 | +2.8% |
| 2025Q2 | AED 1,129 | 153 | +33.0% |
| 2025Q1 | AED 849 | 63 | +5.3% |
| 2024Q4 | AED 806 | 64 | +5.8% |
| 2024Q3 | AED 762 | 64 | +1.6% |
| 2024Q2 | AED 750 | 76 | +2.5% |
| 2024Q1 | AED 732 | 65 | +12.6% |
| 2023Q4 | AED 650 | 83 | -2.1% |
| 2023Q3 | AED 664 | 62 | -10.5% |
| 2023Q2 | AED 742 | 79 | +19.9% |
| 2023Q1 | AED 619 | 52 | +10.5% |
| 2022Q4 | AED 560 | 69 | -7.4% |
| 2022Q3 | AED 605 | 54 | +8.4% |
| 2022Q2 | AED 558 | 45 | +1.6% |
| 2022Q1 | AED 549 | 41 | +4.6% |
| 2021Q4 | AED 525 | 35 | +0.0% |
| 2021Q3 | AED 525 | 27 |
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 • 8,724 registered brokers from 792 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
47,109 Ejari contracts · DLD official data
Median annual rent
AED 60K
Registered Ejari contracts
Monthly equivalent
AED 4,958
Annual median divided by 12
Gross yield
3.2%
Before service charges and costs
New / renewed
13,452 / 33,657
Contract counts
Rent by Bedroom Type
6 Bedrooms
300 contracts
AED 300K/yr
AED 25,000/mo
studio Bedrooms
9031 contracts
AED 32K/yr
AED 2,700/mo
1 Bedroom
15331 contracts
AED 57K/yr
AED 4,764/mo
2 Bedrooms
18731 contracts
AED 64K/yr
AED 5,294/mo
3 Bedrooms
1752 contracts
AED 120K/yr
AED 10,000/mo
4 Bedrooms
1083 contracts
AED 220K/yr
AED 18,333/mo
5 Bedrooms
881 contracts
AED 260K/yr
AED 21,667/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
33/100
Moderate
Headline risk for Barsha Heights. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Barsha Heights's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •Thin transaction volume (slow price discovery)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
High mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 1.5km straight-line search radius of the community centroid. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
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Frequently asked questions about Barsha Heights
What is the average property price in Barsha Heights?
The median property price in Barsha Heights is AED 1,839,078, with a median price per square foot of AED 1,073. Prices have changed +19.5% year-over-year as of July 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 1,424 property transactions over the past 5 years. The current year-over-year price change is +19.5%, with 354 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 July 2026.How we built this.