Al Furjan, Barsha Heights and Al Garhoud: mid market rents checked against the register
Three districts in one price bracket, but the evidence behind them is not the same. For Al Furjan and Discovery Gardens, which share the register area Jabal Ali First, there are 1,173 new tenancy contracts. For Barsha Heights and Al Garhoud there are no contract figures at all, only a handful of listings, and they are kept in a separate table further down. Source: Dubai Land Department, Ejari tenancy contract register, as of September 2026. Renewals are excluded.
Al Furjan and Discovery Gardens, register name Jabal Ali First
Both districts share one register area and one metro stop, Ibn Battuta at the western end of the red line. A studio was signed at a median of AED 3,666 per month across 395 contracts, a one bedroom at AED 5,666 across 392 contracts, and a two bedroom at AED 8,583 across 221 contracts. The three bedroom flat line rests on 30 contracts and spreads from AED 7,666 to AED 12,083 between the quartiles, which is what a small and mixed sample looks like.
| Layout | Contracts (n) | 25th percentile | Median | 75th percentile | Median per year |
|---|---|---|---|---|---|
| Studio | 395 | AED 3,333 | AED 3,666 | AED 4,000 | AED 43,992 |
| 1 bedroom | 392 | AED 5,208 | AED 5,666 | AED 6,250 | AED 67,992 |
| 2 bedrooms | 221 | AED 7,083 | AED 8,583 | AED 10,416 | AED 102,996 |
| 3 bedrooms | 30 | AED 7,666 | AED 10,708 | AED 12,083 | AED 128,496 |
The same area holds a townhouse and villa segment, where the counts are smaller but the picture is consistent: 54 contracts for three bedrooms at a median of AED 16,666 per month, 66 contracts for four bedrooms at AED 22,500.
| Layout | Contracts (n) | 25th percentile | Median | 75th percentile | Median per year |
|---|---|---|---|---|---|
| 3 bedrooms (townhouse or villa) | 54 | AED 15,416 | AED 16,666 | AED 17,916 | AED 199,992 |
| 4 bedrooms (townhouse or villa) | 66 | AED 18,333 | AED 22,500 | AED 24,166 | AED 270,000 |
| 5 bedrooms (townhouse or villa) | 15 | AED 24,583 | AED 33,333 | AED 37,500 | AED 399,996 |
Barsha Heights and Al Garhoud: asking prices only
These two districts have no contract series here, so nothing on this page claims to know what tenants pay there. What we do have is three listings each, plus four studio listings in Al Furjan that serve as a control. Read the table as an indication with a tiny sample, never as a market rate, and never alongside the contract medians above.
| Area | Layout | Listings (n) | Lowest | Median asking | Highest |
|---|---|---|---|---|---|
| Al Furjan | Studio | 4 | AED 3,750 | AED 3,916 | AED 4,000 |
| Barsha Heights (Tecom) | 1 bedroom | 3 | AED 8,173 | AED 8,749 | AED 9,166 |
| Al Garhoud | 1 bedroom | 3 | AED 10,416 | AED 11,250 | AED 11,250 |
The control is worth a sentence. In Al Furjan four studio listings ask a median of AED 3,916 per month while 395 studio contracts were signed at AED 3,666. Asking sits above signed even in a cheap district, and with a sample of three or four listings the direction of the error is known but its size is not.
How the layout is derived
Bedroom counts for flats come from floor area: 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 middle 80 percent of two bedroom flats measure between 92 and 149 square metres, so units near a boundary can be classified either way. Studios are a separate object type in the register.
Questions and answers
Is Al Furjan really cheaper than Barsha Heights?
The two figures are not comparable in kind. Al Furjan one bedroom flats were signed at a median of AED 5,666 per month from 392 contracts; the Barsha Heights figure of AED 8,749 is the median of three asking prices. A contract median and an asking median cannot settle the question on their own.
Why are Al Furjan and Discovery Gardens counted together?
Because the land register does not separate them. Both sit in Jabal Ali First, along with buildings such as Starz Tower and the Azizi blocks near Ibn Battuta metro.
What does a villa cost there?
Three bedroom townhouses were signed at a median of AED 16,666 per month from 54 contracts, four bedrooms at AED 22,500 from 66 contracts. The five bedroom line has 15 contracts and is an order of magnitude only.
Are these figures renewals or new lettings?
New contracts. Renewals are held down by the rent index and would drag the medians below what a newcomer can expect to sign.
Every new batch of register figures goes into the channel first: t.me/dxbradar. Source: Dubai Land Department, Ejari tenancy contract register, as of September 2026.