Updated 3 October 2026 · Source: Dubai Land Department records · All Dubai area guides
Is Barsha Heights a good place to invest?
It depends on the building, but the area numbers are a fair starting point. Barsha Heights returned a gross yield of 5.8% in the September 2026 DLD data. Price per sq ft is down 39.5% on a year earlier, which can mean a better entry point if rents hold. Before you commit, get the service charge and recent rents for the specific tower, since those decide your net return.
DLD records Barsha Heights under the official district name Al Thanyah First. Figures on this page cover that whole district.
Rental yield in Barsha Heights
The gross rental yield in Barsha Heights was 5.8% in the September 2026 report. That's the median annual rent divided by the median sale price, using 1,697 Ejari contracts from the three months to the end of September 2026. The median contract in that window was AED 82,000 a year.
Gross yield ignores service charges, vacancy and letting costs. Your net return will be lower, and it varies a lot from one building to the next.
Barsha Heights prices and rents by bedroom
| Type | Median price | Sales | Median annual rent | Contracts |
|---|---|---|---|---|
| Studio | AED 880,000 | 51 | AED 60,000 | 817 |
| 1-Bedroom | AED 1,130,678 | 35 | AED 66,000 | 4,348 |
| 2-Bedroom | AED 1,405,827 | 38 | AED 85,000 | 4,564 |
| 3-Bedroom | AED 120,000 | 521 |
Sources: DLD-recorded sales (12 months) and Ejari rent contracts (24 months), to 3 October 2026. DLD district: Al Thanyah First.
Rows with fewer than 30 records are left out.
Buy or rent in Barsha Heights?
The price-to-rent ratio shows how many years of rent the median home costs. A lower number favours buying; a higher one favours renting.
| Type | Median price | Median annual rent | Price-to-rent |
|---|---|---|---|
| Studio | AED 880,000 | AED 60,000 | 14.7x |
| 1-Bedroom | AED 1,130,678 | AED 66,000 | 17.1x |
| 2-Bedroom | AED 1,405,827 | AED 85,000 | 16.5x |
Median sale price (12 months) divided by median annual rent (24 months). Both from DLD records for Al Thanyah First.
Barsha Heights price per sq ft, quarter by quarter
The median price per square foot in Barsha Heights was AED 1,683 in Q3 2026. Earlier quarters are not like for like: the median jumps by more than half from one quarter to the next, which happens when the mix of property sold changes. Compare recent quarters with each other, not with the start of the series.
| Quarter | Median AED per sq ft |
|---|---|
| Q3 2026 | AED 1,683 |
| Q2 2026 | AED 1,755 |
| Q1 2026 | AED 2,000 |
| Q4 2025 | AED 1,840 |
| Q3 2025 | AED 1,991 |
| Q2 2025 | AED 1,830 |
| Q1 2025 | AED 1,140 |
| Q4 2024 | AED 1,379 |
Source: DLD-recorded sales, quarters with at least 10 sales. DLD district: Al Thanyah First.
Market reports
For the wider picture, read our monthly reports built from the same DLD records.
- Dubai market report, August 2026: Prices firm as volume slips in August. A pause, or a turn?
Before you invest in Barsha Heights
- Work out the net yield: take off service charges, maintenance and a month or so of vacancy.
- Look at recent rents in the exact building, not just the district median.
- If you plan short-term lets, confirm the building allows holiday homes.
- Check how many new units are due to hand over nearby, since new supply can hold rents down.
Questions buyers and owners ask
What is the rental yield in Barsha Heights?
The gross yield in Barsha Heights was 5.8% in the September 2026 DLD data. Net yield will be lower once service charges and vacancy are counted.
What is the price per square foot in Barsha Heights?
The median was AED 1,391 per sq ft in September 2026, down 39.5% on the same month last year.
Can I rent out my Barsha Heights apartment as a holiday home?
Often, yes. You need a holiday home permit from Dubai's Department of Economy and Tourism, and some buildings don't allow short stays, so check with the owners' association first.
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