Al Barsha in DLD numbers: apartment and villa prices, sales, rents and yields, 2021–2026

As of 26 October 2026, Al Barsha in this page means Al Barsha First, Second and Third only. There were 103 registered residential sales in 2026 to that date, with a median transaction price of AED 2,791,746 and a median of AED 19,375 per m²; 2026 is not a full year. Rental evidence is much larger than sales evidence: apartments recorded 9,830 Ejari contracts in 2026 to date, with a median annual rent of AED 75,000.

What is included in Al Barsha for these figures

This calculation uses the three DLD registry areas: Al Barsha First (area_id 368), Al Barsha Second (area_id 393) and Al Barsha Third (area_id 369). Continental Club Property’s office is located in Al Barsha 1, at The Pinnacle on Sheikh Zayed Road.

The Al Barsha area page with live transactions can be used to review current registered activity alongside the historical figures below. The sales tables include residential apartments, villas and townhouses where the registry classifies them as Unit or Villa. They exclude mortgages, gifts and non-residential records.

Al Barsha South is not automatically the same area as Al Barsha in the registry. Al Barsha South Fourth is recorded under Jumeirah Village Circle, or JVC, and is excluded from this article. Al Barshaa South Third is recorded under Arjan; Al Barsha South Fifth is under Jumeirah Village Triangle; and Al Barshaa South Second is largely Dubai Science Park. Readers comparing Al Barsha with Al Barsha South Fourth should use the separate JVC DLD data page, because mixing those areas would materially change both transaction volume and pricing.

Al Barshaa South First is also excluded. Its registry records do not provide a master-project, project or building name that would allow its inclusion in Al Barsha to be verified. This is a boundary decision, not a statement about the place itself.

Residential sales in 2021–2026

There were 372 qualifying residential sales from 2021 through 26 October 2026. This is a small sales sample: 14 transactions were recorded in 2021, 129 in 2025 and 103 during the incomplete 2026 period. Small samples can move median values sharply when the mix of apartments, villas and registrations changes, so the figures describe recorded transactions rather than a valuation for every property.

The 2026 median transaction price was lower than the 2025 median by AED 114,934, while the median price per m² was higher by AED 2,353. These two measures can point in different directions because the size and type of property sold were different. The all-property median mixes formats, so it is not an asking price for a specific apartment.

The 2026 median of AED 19,375 per m² is the same for the area, all apartments, one-bedroom and two-bedroom rows because one project, MAS Barsha Residency (60 sales), dominates the 2026 sample. The 2021–2024 rows are not comparable with 2025–2026: earlier years have no off-plan sales and a different mix of villas and apartments, so the change over the years should not be read as a change in price.

Apartment sales accounted for 88 of the 103 sales in 2026 to 26 October. Villa and townhouse sales accounted for 15. In 2025 there were 102 apartment transactions and 27 villa or townhouse transactions. No conclusion about demand, supply or future prices should be drawn from the annual change alone, especially because the 2026 period is incomplete.

Apartment transaction medians

Only bedroom groups with at least 30 sales in the relevant year are shown separately. Studios and other bedroom categories are included in the “all apartments” line, but their individual samples were below that threshold.

Price per square metre against Dubai

For all residential property types combined, Al Barsha’s median was AED 17,022 per m² in 2025 against AED 18,159 per m² across Dubai, a difference of 6.3% below the city median. In 2026 to 26 October, Al Barsha’s median was AED 19,375 per m² against AED 18,416 per m² for Dubai, 5.2% above.

For the latest 12 months, from 27 October 2025 to 26 October 2026, the area median was AED 19,375 per m² across 119 sales; Dubai’s was AED 18,550 per m² across 152,542 sales. The area’s 119-sale sample is much smaller than the city sample. A particular unit’s floor, area, condition, registration type and building record are not visible in this median.

For a broader budget comparison across locations, see apartments for sale in Dubai: prices by area. The costs around a purchase include the purchase price, the DLD registration fee, service charges, furnishing if relevant and any financing costs quoted by a bank.

Ejari rent: the larger data set in Al Barsha

Rental data is more extensive than sales data. Al Barsha First alone recorded 21,794 filtered apartment rental contracts and 1,039 villa contracts starting in 2025 or 2026. Across the three registry areas, there were 21,796 apartment contracts and 1,738 villa contracts in that period. These are Ejari contracts, including both new contracts and renewals; they are not a list of vacant homes or a guaranteed rent for a new lease.

The median annual apartment rent was AED 75,000 in both 2025 and the incomplete 2026 period. This does not mean every type was unchanged. For example, the median one-bedroom rent was AED 63,000 in both periods, while the median three-bedroom rent moved from AED 115,500 to AED 120,000. Rental contracts beginning later than 26 October 2026 are not included.

For villas, the 2026-to-date median annual rent was AED 250,000 across 743 contracts, compared with AED 234,600 across 995 contracts in 2025. Three-bedroom villas had a median of AED 175,000 in 2026; four-bedroom villas AED 246,750; five-bedroom villas AED 302,400; and six-bedroom villas AED 455,000. These figures cover records classified as Villa only, not every possible villa-related registry label.

A ready property with an existing tenant needs separate document checks: lease details, Ejari registration, payment status, handover arrangements and the purchaser’s intended possession date. The practical sequence is explained in buying an apartment with a tenant in Dubai. A broker can help collect and review transaction documents, but a lawyer should advise where the contract wording or a tenant dispute requires legal interpretation.

Gross yield: what the calculation shows and what it does not

The yield figures below are gross estimates. They divide the median annual rent by the median sale price for the same property type and year. The rent and sale medians come from two independent samples, so this is not the yield of a particular flat or villa, and it is not a promise of income.

The “All apartments” row is a ratio of medians of mixed samples, so its yield can fall outside the range of the by-type rows (for example 3.9% in 2026 against 3.0–3.4% for 1- and 2-bedroom apartments, where each type has 30 or more sales). The same applies to the AED/m² check.

The difference in the villa results is deliberate and should not be ignored. For 2026 villas, the calculation from median AED rent and median AED purchase price gives 2.6%, while the AED-per-m² check gives 9.9%. In 2025, the two villa figures were 2.9% and 10.6%. Registry sale area for a villa may refer to land area, while rental area may refer to built area; the two samples can also contain different homes. The figures therefore do not support presenting either number as a dependable yield for a specific villa.

Gross yield is before service charges, broker commissions, vacancy between tenants and the DLD registration fee. Net yield was not calculated here. Service charges can alter the result materially, so use the guide to service charges and property returns before comparing units. For a fuller framework that separates gross income from ownership costs, see how to calculate net yield for a Dubai apartment.

Off-plan and ready property

The registration mix changed after 2024. All recorded residential sales in 2021–2024 were classified as Existing Properties. In 2025, 80 of 129 sales were classified as Off-Plan Properties, or 62.0%. In 2026 to 26 October, 66 of 103 sales were off-plan, or 64.1%.

A buyer asking whether Al Barsha is mostly ready property needs to separate villas from apartments. All 15 villa and townhouse sales in 2026 were Existing Properties. Apartments were different: 66 of 88 apartment sales, or 75.0%, were classified as off-plan, while 22 were Existing Properties. In 2025, 78.4% of apartment sales were off-plan.

“Existing” does not necessarily mean resale from one private owner to another. The registry category can also include a developer’s first sale of a completed property, and the available records do not separate those cases. Nor can the average holding period be calculated because the transaction data does not provide an object identifier or a linked chain of owners.

Oqood is the registration of an off-plan sale contract. The developer’s documents, payment schedule and the exact unit reference are specific to each transaction. A broker can explain the purchase process and help prepare documents, but does not give legal or tax conclusions. Where interpretation of a contract, registration status or ownership right is required, use a qualified UAE lawyer. Payments on off-plan properties go through the developer’s escrow account; deals on ready homes are formalised through a registration trustee’s office.

Where the most sales were recorded

The following list is ordered by number of registered transactions and is not an assessment of buildings or projects. From 1 January 2025 to 26 October 2026, Al Barsha had 232 qualifying residential sales. Building names were missing in 42 sales, so they cannot appear in the list.

Only three building names met the list conditions; together they account for 190 sales, or 81.9% of the 232 sales. For projects, the records show API- Barsha Residential Tower with 86 sales and MAS Barsha Residency with 60 sales. Project names were absent in 86 transactions.

Villa sales are underrepresented in named-building and named-project tables because all 42 villa sales from 1 January 2025 had no building or project name recorded. A missing name does not mean there was no sale; it means the transaction cannot be ranked under a named building or project.

Villas and townhouses

Villas and townhouses had a 2026-to-date median transaction price of AED 9,700,000, a median area of 1,393.5 m² and a median of AED 6,275 per m² across 15 sales. In 2025, the corresponding medians were AED 8,000,000, 1,393.5 m² and AED 5,701 per m² across 27 sales. Bedroom counts were blank for every villa transaction in both years, so no sale-price split by villa bedroom count can be supported.

All 190 apartment sales from 2025 to 26 October 2026 were in Al Barsha First. Of the 42 villa sales in this period, 27 were in Al Barsha Second, 14 in Al Barsha Third and 1 in Al Barsha First. This describes the registry mix.

By budget and recorded format, the sales data shows a much lower apartment median than villa median: AED 1,943,514 for all apartments in 2026 to date versus AED 9,700,000 for all villas. The ready apartments catalogue is available for completed apartments.

See also: Jumeirah in DLD numbers · studios by DLD data.

FAQ: Al Barsha prices, rent and transactions

Is Al Barsha the same as Al Barsha South?

No. This page includes Al Barsha First, Second and Third only. Al Barsha South Fourth is recorded as JVC, while Al Barshaa South Third is recorded as Arjan.

How much does an apartment cost in Al Barsha?

In 2026 to 26 October, the median price across 88 apartment sales was AED 1,943,514. The median was AED 1,839,078 for 37 one-bedroom sales and AED 2,826,432 for 37 two-bedroom sales.

What was the Al Barsha price per square metre in 2026?

The median for all residential sales was AED 19,375 per m². The same median applied to the 88 apartment sales; villas and townhouses had a median of AED 6,275 per m² across 15 sales.

What is the rent in Al Barsha?

The 2026-to-date median annual apartment rent was AED 75,000 across 9,830 Ejari contracts. Median rents were AED 44,500 for studios, AED 63,000 for one-bedroom apartments and AED 85,000 for two-bedroom apartments.

What gross yield do the figures show?

For all apartments in 2026 to 26 October, the median-rent-to-median-price calculation was 3.9%, with an AED-per-m² check of 4.4%. This is gross, before service charges, vacancy, commissions and the DLD registration fee; the “all apartments” row is a ratio of mixed samples and can fall outside the by-type range (3.0–3.4%).

Is Al Barsha mostly ready property?

Not in the 2026 apartment sales sample: 75.0% of apartment sales were classified as off-plan. All 15 recorded villa and townhouse sales were classified as Existing Properties.

Where were the most transactions recorded?

From 1 January 2025 to 26 October 2026, the highest named-building transaction count was API – Barsha Residential Tower with 86 sales, followed by MAS BARSHA RESIDENCY with 60 and AL MURAD TOWERS with 44. This is a transaction-count order only.

What the registry does not show

The registry records prices, areas and dates. It does not show finishing quality, infrastructure, views, noise or the surroundings; these are checked on site and against the documents. A mortgage decision belongs with a bank, and tax treatment with a tax adviser.

A broker can help compare registered transactions, shortlist properties, prepare transaction documents and accompany the process. The broker does not provide loans or issue legal and tax opinions.

A comparison of budget, use case and property format across areas is in how to choose an area in Dubai for your goal.

Discuss a purchase in Dubai

If you are considering a purchase, arrange a free consultation to go through the property, the transaction steps and the documents.