Al Barsha Dubai rent prices by apartment size

The Ejari tenancy register has no area called Al Barsha, and that decides what this page can honestly say. What it does have are two cadastral areas that carry the Barsha name: Al Barsha South Fourth, which on the map is Jumeirah Village Circle, and Al Barshaa South Third, which on the map is Arjan. Al Barsha 1, 2 and 3, the low-rise blocks around Mall of the Emirates that most people mean when they say Al Barsha, have no separate entry in our extract. So we quote no contract rent for them. We would rather name the gap than print a number nobody can trace. Source: Dubai Land Department, Ejari tenancy contract register, as of September 2026, new lettings only.

The two register areas that carry the Barsha name

Together these two areas account for 3,608 registered new tenancy contracts: 2,047 in Al Barsha South Fourth and 1,561 in Al Barshaa South Third. That is a deep sample by any standard, and the two areas are close enough in price that the studio medians match to the dirham.

Both areas sign a studio at AED 3,750 a month - 752 contracts on one side, 719 on the other, agreeing exactly. The one bedroom is where they separate, but only just: AED 5,833 against AED 5,796, a difference of AED 37 a month across 963 and 606 contracts. At two bedrooms the order flips: AED 7,500 in Al Barsha South Fourth against AED 7,916 in Al Barshaa South Third. A family that wants three bedrooms pays a median of AED 11,458 - and if it wants a townhouse instead of a flat, AED 16,666 from 11 contracts, a row we mark as thin on purpose.

Barsha Heights (Tecom): asking prices, and only three of them

The one place in the Barsha strip where we hold a current figure closer to Al Barsha itself is Barsha Heights, also known as Tecom - and it is an asking price, not a contract. Our own reading of propertyfinder.ae found 3 one-bedroom listings there. Three listings are an indication, not a market, and we print them with that warning attached rather than dressing them up as an area average.

Read against the register: the Barsha Heights asking median of AED 8,749 sits AED 2,916 above the one-bedroom contract median of Al Barsha South Fourth and AED 2,953 above Al Barshaa South Third. Some of that is location and some of it is the gap between what is asked and what is signed. With three listings we cannot say which.

What the register does carry along the same corridor

If your reason for looking at Al Barsha is the position - Sheikh Zayed Road, the metro, the office towers - then two other register areas in the same corridor are worth the comparison, and both have real depth behind them: Al Thanyah Third, on the map The Greens and The Views, with 696 apartment contracts in the four classes shown, and Al Thanyah Fifth, on the map Jumeirah Lake Towers, with 1,494.

The step is real. A one bedroom in Al Thanyah Fifth was signed at a median of AED 6,666, which is AED 833 a month more than in Al Barsha South Fourth, and in Al Thanyah Third at AED 7,083. Over a year the Al Thanyah Third one bedroom costs AED 84,996 against AED 69,996. That is the price of the address, and it is the same trade-off people are really making when they search for Al Barsha.

What a move costs on top of the rent

On a one bedroom at the Al Barsha South Fourth median, the annual rent is AED 69,996. The agency fee is 5 percent of that, so AED 3,500, and an unfurnished flat normally carries a security deposit of the same 5 percent, another AED 3,500, refundable when you hand back the keys. Ejari registration is AED 220 and the DEWA deposit is AED 2,000 for a flat, AED 4,000 for a villa or townhouse. On a two bedroom at AED 90,000 a year the two 5 percent items become AED 4,500 each. None of it is negotiable the way the rent is, so it belongs in the budget before the first viewing.

Why there is no figure for Al Barsha 1, 2 and 3

Because inventing one would be easy and wrong. Our extract of the tenancy register covers 26 areas; Al Barsha 1, 2 and 3 are not among them, and the portal sample for that patch is empty as well. The only nearby listing group we hold is the 3 Barsha Heights one-bedroom adverts above. Everything else on this page is named by the register name it is filed under, exactly so that nobody mistakes a Jumeirah Village Circle median for a Mall of the Emirates one. The bedroom class itself comes from floor area, because the tenancy register fills that field far more reliably than the bedroom count: studio up to 57 square metres, one bedroom 58 to 95, two bedrooms 96 to 146, three bedrooms 147 to 260, four bedrooms from 261. The classes overlap in reality - the middle 80 percent of two-bedroom flats measure 92 to 149 square metres - and studios are their own object type in the register, not derived at all.

Questions and answers

Source: Dubai Land Department, Ejari tenancy contract register, as of September 2026, reproduced with attribution and not a DXB Radar survey. Asking prices: our own reading of propertyfinder.ae listings, September 2026.

New readings of the register go out on the channel first: t.me/dxbradar.