Barsha Heights area in Dubai - prices, rents and cap rates

Cap rates for projects in Barsha Heights area in Dubai

Data as of December 2025

Project	Sale price, AED/sqm	Rent, AED/sqm/ year	Cap rate
Fahad 2	8,536	950	11.1%
Madison Residency	13,886	1,052	7.6%
Two Towers	13,972	916	6.6%

Cap rate (rental yield) in Barsha Heights area in Dubai is from 6.6% to 11.1%.

The maximum cap rate in Barsha Heights is 11.1% at Fahad 2 project. The minimum cap rate in Barsha Heights is 6.6% at Two Towers project.

Sales prices for off-plan (pre registration and delayed sell) properties in Barsha Heights

Rooms	Size, sqm	Sale price, AED/sqm	Sale price, AED
2	126	21,436	2,709,700
3	190	18,268	3,478,391

Sales prices for completed properties in Barsha Heights

Rooms	Size, sqm	Sale price, AED/sqm	Sale price, AED
Studio	61	12,772	775,000
1	89	16,765	1,491,890
2	136	12,883	1,758,333
4	167	14,929	2,500,000

Rents in Barsha Heights

Rooms	Size, sqm	Rent, AED/sqm/ year	Rent, AED
Studio	49	1,163	57,000
1	93	943	87,500
2	137	942	129,375

Price for off-plan 2 bedroom apartment in Barsha Heights is 2,709,700 AED or 21,436 AED/sqm.
Price for off-plan 3 bedroom apartment in Barsha Heights is 3,478,391 AED or 18,268 AED/sqm.

Price for completed Studio apartment in Barsha Heights is 775,000 AED or 12,772 AED/sqm.
Price for completed 1 bedroom apartment in Barsha Heights is 1,491,890 AED or 16,765 AED/sqm.
Price for completed 2 bedroom apartment in Barsha Heights is 1,758,333 AED or 12,883 AED/sqm.
Price for completed 4 bedroom apartment in Barsha Heights is 2,500,000 AED or 14,929 AED/sqm.

Rent for Studio apartment in Barsha Heights is 57,000 AED or 1,163 AED/sqm.
Rent for 1 bedroom apartment in Barsha Heights is 87,500 AED or 943 AED/sqm.
Rent for 2 bedroom apartment in Barsha Heights is 129,375 AED or 942 AED/sqm.

Residential property projects in Barsha Heights

Off-plan	Ready
API - Barsha Residential Tower (100%)	Boutique 7 Hotel & Suites Fahad 2 Grand Central Madison Residency Two Towers

Share of off-plan projects in sales in Barsha Heights is 48%

Sales and rents in Barsha Heights in December 2025

Project name	Sale price, AED/sqm	Pre. reg sales	Sales	Rent, AED/sqm/ year	Rent contracts
API - Barsha Residential Tower	18,583	7
Two Towers	13,972		3	916	16
Madison Residency	13,886		3	1,052	12
Boutique 7 Hotel & Suites	14,929		1
Fahad 2				950	8
Grand Central

Area guide for property buyers in Barsha Heights

What areas are better than 'Barsha Heights' area in Dubai and why?

1. Downtown Dubai: Downtown Dubai is one of the most popular areas in Dubai and is home to the world's tallest building, the Burj Khalifa, as well as the Dubai Mall, the world's largest shopping mall. It is also home to some of the city's best restaurants, bars, and entertainment venues.

2. Jumeirah Beach Residence: Jumeirah Beach Residence is a popular beachfront area in Dubai and is home to some of the city's best restaurants, cafes, and shopping outlets. It is also close to the beach, making it a great spot for a day out.

3. Palm Jumeirah: Palm Jumeirah is a man-made island in Dubai and is home to some of the city's most luxurious hotels, resorts, and villas. It is also home to some of the city's best restaurants, bars, and entertainment venues.

4. Business Bay: Business Bay is a popular business district in Dubai and is home to some of the city's best office buildings, corporate headquarters, and luxury hotels. It is also close to the Dubai Mall and some of the city's best restaurants, bars, and entertainment venues.

Where is 'Barsha Heights' area in Dubai located?

Barsha Heights is located in the heart of Dubai, near the intersection of Sheikh Zayed Road and Al Khail Road. It is close to the popular Dubai Marina, Jumeirah Beach Residence, and The Palm Jumeirah.

What are the things to do in and around 'Barsha Heights' area in Dubai and what are their locations?

1. Ski Dubai: Ski Dubai is located in the Mall of the Emirates, Barsha Heights, Dubai. It is the world’s largest indoor ski resort and offers a range of activities including skiing, snowboarding, tobogganing, and snow tubing.

2. The Green Planet: The Green Planet is an indoor rainforest located in City Walk, Barsha Heights, Dubai. It is home to over 3,000 species of plants and animals, including sloths, toucans, and iguanas.

3. Dubai Miracle Garden: The Dubai Miracle Garden is located in Barsha Heights, Dubai. It is the world’s largest natural flower garden and features over 45 million flowers in a variety of shapes and sizes.

4. Dubai Marina Mall: Dubai Marina Mall is a shopping mall located in the heart of the Dubai Marina, Barsha Heights, Dubai. It offers a range of shops, restaurants, and entertainment options, including a cinema and an ice rink.

5. The Beach: The Beach is a beachfront promenade located in Jumeirah Beach Residence, Barsha Heights, Dubai. It features a variety of restaurants, shops, and activities, including beach volleyball and beach football.

6. Skydive Dubai: Skydive Dubai is located in the Palm Jumeirah, Barsha Heights, Dubai. It offers a range of skydiving experiences, including tandem jumps, solo jumps, and night jumps.

What schools are there in and around 'Barsha Heights' area in Dubai and what are their locations?

1. GEMS World Academy Dubai - Al Barsha South, Dubai
2. GEMS Modern Academy - Al Barsha South, Dubai
3. GEMS United School - Al Barsha South, Dubai
4. GEMS Wellington International School - Al Barsha South, Dubai
5. GEMS Founders School - Al Barsha South, Dubai
6. GEMS Royal Dubai School - Al Barsha South, Dubai
7. GEMS Metropole School - Al Barsha South, Dubai
8. GEMS Our Own English High School - Al Barsha South, Dubai
9. GEMS New Millennium School - Al Barsha South, Dubai
10. GEMS FirstPoint School - Al Barsha South, Dubai
11. GEMS World Academy - Al Barsha South, Dubai
12. GEMS Wellington Academy - Al Barsha South, Dubai
13. GEMS Wellington Academy Silicon Oasis - Silicon Oasis, Dubai
14. GEMS Our Own Indian School - Al Barsha South, Dubai
15. GEMS World Academy - Al Barsha South, Dubai
16. GEMS United School - Al Barsha South, Dubai
17. GEMS Royal Dubai School - Al Barsha South, Dubai
18. GEMS Our Own English High School - Al Barsha South, Dubai
19. GEMS New Millennium School - Al Barsha South, Dubai
20. GEMS FirstPoint School - Al Barsha South, Dubai

What medical clinics are there in and around 'Barsha Heights' area in Dubai and what are their locations?

1. Medcare Women & Children Hospital - Barsha Heights, Dubai
2. Medcare Orthopaedic & Spine Hospital - Barsha Heights, Dubai
3. Medcare Medical Centre - Barsha Heights, Dubai
4. Prime Medical Centre - Barsha Heights, Dubai
5. Emirates Hospital - Al Barsha, Dubai
6. Al Zahra Hospital - Al Barsha, Dubai
7. Aster Clinic - Al Barsha, Dubai
8. Burjeel Medical Centre - Al Barsha, Dubai
9. Medcare Medical Centre - Al Barsha, Dubai
10. American Hospital - Oud Metha, Dubai

What parks are there in and around 'Barsha Heights' area in Dubai and what are their locations?

1. Barsha Heights Park: Located at Al Barsha South 3, Dubai.
2. Al Barsha Pond Park: Located at Al Barsha South 2, Dubai.
3. Al Barsha Park: Located at Al Barsha South 1, Dubai.
4. Al Sufouh Park: Located at Al Sufouh Road, Dubai.
5. Zabeel Park: Located at Zabeel Road, Dubai.
6. Al Khazzan Park: Located at Al Khazzan Road, Dubai.
7. Jumeirah Beach Park: Located at Jumeirah Beach Road, Dubai.
8. Umm Suqeim Park: Located at Umm Suqeim Road, Dubai.
9. Al Mamzar Park: Located at Al Mamzar Road, Dubai.
10. Safa Park: Located at Safa Road, Dubai.

Cap rate (or rental yield) - gross capitalization rate based on long term rentals, before taxes, fees and service charges and without accounting for delays between long term rentals. Shown average prices and rents.

(x%) shows share of off-plan properties in sales in the last complete month