Highlights
- Renting property
- Buying property
- Popular communities
- Mall of the Emirates
- Dubai Miracle Garden
- Getting around
- Hotels in Al Barsha
- Barsha Pond Park
ABOUT AL BARSHA
Al Barsha (simply called as Barsha) is a key residential district in Dubai. It was mainly a vast sandy area with a few residential projects and a minimal road network. With the opening of Mall of the Emirates in 2005, the neighbourhood has completely transformed. Al Barsha has now become a major commercial and residential hub with affordable housing in Dubai. It is a self-contained community with a range of hotels, restaurants and shopping malls. Also, residents have access to a number of supermarkets, metro station, reputed schools and hospitals at a hand’s length.
It has notably grown as the third most popular area with luxury villas offered at reasonable rents as seen in Bayut’s Market Report for 2020. The highly convenient location and the bonus of an educational district nearby makes it a good choice for families. Interested tenants can consider various projects in Barsha 1 as it is one of the best areas to rent properties in Al Barsha offering a mix of both, independent villas and apartments.
POPULAR AREAS | 4-BED Avg. Yearly RentChange from 2019 | 5-BED Avg. Yearly RentChange from 2019 | 6-BED Avg. Yearly RentChange from 2019 |
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| Arabian Ranches | 4-BED Avg. Yearly RentChange from 2019
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| Al Barsha | 4-BED Avg. Yearly RentChange from 2019
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| Umm Suqeim | 4-BED Avg. Yearly RentChange from 2019
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| Dubai Hills Estate | 4-BED Avg. Yearly RentChange from 2019
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Comparatively still thinly populated, the development is comprised of five sub-communities named as Al Barsha First, Al Barsha Second, Al Barsha Third, Al Barsha South and the newly developed Barsha Heights. Most of the apartment buildings, shops and restaurants are located in Al Barsha 1. While the majority of villas are scattered throughout the rest of the communities. Barsha is quite accessible for daily commutes no matter where you work in Dubai due to the prime location between Al Khail Road and Sheikh Zayed Road.
IN A NUTSHELL
- Property types range from apartments to villas
- Family-friendly and safe community with lifestyle amenities
- Prime location amid major highways and a metro station within
- Allows direct access to the Sheikh Zayed Road E11
- Many malls in the vicinity including the popular Mall of the Emirates
- Home to Miracle Garden, Butterfly Garden and Barsha Pond Park
Neighbourhood
COMMUNITY OVERVIEW
Barsha has a sophisticated metropolitan vibe that is synonymous with the lifestyle of Dubai. The area is well-known for being home to expat communities and different cultures. Due to its convenient location, a wide network of main roads, metro station and direct access to UAE’s major highways, it has become a popular address among young professionals as well. Moreover, there’s no shortage of basic amenities within the area from educational institutes to healthcare and entertainment options.
Properties in Al Barsha
The area offers a secure environment with different property types and configurations. Al Barsha First is majorly comprised of apartment buildings and thus, it is busier than the neighbouring districts. Mainly due to the proximity to the metro, Barsha 1 is favoured by professionals.
On the other side, the villa districts of Al Barsha, 2, 3 and Barsha South tend to be quieter, offering a more suburban vibe, perfect for a family-oriented lifestyle. As the name suggests, there are high-rise apartment blocks in Barsha Heights out of around 96 completed projects. This relatively new neighbourhood within Barsha is closer to the E11 highway and offers a range of affordable studio flats. Thus, living in Barsha Heights is mostly suitable to young professionals and frequent travelers.
Apartments in Al Barsha include studios, 1, 2 and 3-bedroom flats. There are a few 3 to 4-bed townhouses in Villa Lantana and Al Barsha 3. The other communities are mainly comprised of 3 to 8-bedroom villas. Those villa plots are normally quite large and spacious and thus can be equipped with a private swimming pool or barbecue area in the backyard.
Rental Trends in Al Barsha
If you are thinking of renting properties in Al Barsha, you can choose between a range of unit and property types. The rental trends for each would vary based on configurations, built-up area, the project or sub-community you choose and the date of construction. Moreover, rents are generally calculated and paid on per annum basis but some realtors and landlords may offer flexible schedules. It is recommended to check your lease contract beforehand. You may also find some furnished apartments on monthly rents in Al Barsha.
Apartment Type | Average Rental Price in AED |
|---|---|
Apartment Type Studio | Average Rental Price in AED 34,000 |
Apartment Type 1-Bed | Average Rental Price in AED 45,000 |
Apartment Type 2-Bed | Average Rental Price in AED 65,000 |
Apartment Type 3-Bed | Average Rental Price in AED 95,000 |
- 1 BED
- |
- 2 BATHS
- |
- 999 SQFT
- 2 BEDS
- |
- 2 BATHS
- |
- 1449 SQFT
Starting off with the smallest unit, studios for rent in Al Barsha cost around AED 34k, on average. The covered space for such apartments ranges from 400 sq. ft. to 500 sq. ft. Many towers in Al Barsha 1 offer chiller-free studios for AED 35k per annum. Another option for renting small apartments in Barsha would be 1-bedroom units. Spanning across 850 sq. ft., these are generally suitable to couples and singletons looking for reasonable space. The average rent of 1-bed flats in Barsha is AED 45k.
For more spacious units like 2-bedroom apartments, rents vary between AED 43k to AED 90k while 3-bed flats in Barsha cost around AED 95k, per year. Those looking for a closely-knit community lifestyle can opt for rental townhouses in Al Barsha with annual prices starting from AED 155k.
Villa Type | Average Rental Price in AED |
|---|---|
Villa Type 1-Bed | Average Rental Price in AED 47,000 |
Villa Type 2-Bed | Average Rental Price in AED 81,000 |
Villa Type 3-Bed | Average Rental Price in AED 145,000 |
Villa Type 4-Bed | Average Rental Price in AED 171,000 |
Villa Type 5-Bed | Average Rental Price in AED 207,000 |
Villa Type 6-Bed | Average Rental Price in AED 255,000 |
Villa Type 7-Bed | Average Rental Price in AED 313,000 |
Villa Type 8-Bed | Average Rental Price in AED 294,000 |
- 6 BEDS
- |
- 8 BATHS
- |
- 14994 SQFT
- 5 BEDS
- |
- 6 BATHS
- |
- 5997 SQFT
Those interested in rental villas can find a range of 3-bedroom villas in Al Barsha to the more spacious 6-bedroom houses. A typical 3-bedroom house spanning across 2,000 sq. ft. will range between AED 130k to AED 145k. Similarly, renting a 4-bedroom villa in Barsha costs anywhere between AED 130k to AED 230k per annum. Such properties cover around 3,000 sq. ft. of space. As for more luxurious properties such as 5-bedroom villas and 6-bed villas for rent in Barsha, the average rent would be AED 207k and AED 255k per annum, respectively. The covered area for such units spans from 4,500 sq. ft. to 12,000 sq. ft. Moreover, you may find a range of brand new, duplex, detached and semi-detached villas spanning across 15,000 sq. ft. The maximum rent expected for such is AED 400k, annually.
Sales Trends in Al Barsha
Investors can buy properties in Al Barsha but it must be noted that the area is not freehold. Only UAE Nationals can buy property in Al Barsha 1, 2 and 3; with the exception of Al Murad Tower, the only freehold residential building in Al Barsha 1. Expats can purchase freehold property in Barsha South.
Apartment Type | Average Sale Price in AED |
|---|---|
Apartment Type Studio | Average Sale Price in AED 512,000 |
Apartment Type 1-Bed | Average Sale Price in AED 798,000 |
Apartment Type 2-Bed | Average Sale Price in AED 1,104,000 |
In terms of buying property, investors can find studios for sale in Al Barsha in a price range of AED 279k to AED 825k. Each residential unit is equipped with similar facilities, however, some may include bonus perks depending on the covered space. The average sale price of 1-bedroom apartment is AED 810k and AED 1M for spacious 2-bedroom apartments in Al Barsha.
Villa Type | Average Sale Price in AED |
|---|---|
Villa Type 3-Bed | Average Sale Price in AED 2,750,000 |
Villa Type 4-Bed | Average Sale Price in AED 3,749,000 |
Villa Type 5-Bed | Average Sale Price in AED 8,371,000 |
Villa Type 6-Bed | Average Sale Price in AED 9,480,000 |
Villa Type 7-Bed | Average Sale Price in AED 12,246,000 |
Those looking to invest in independent properties, there are villas ranging from 3-bed to 8-bedroom luxury units. Besides Barsha 1 and 2, Villa Lantana is evolving into a popular district to buy properties in Al Barsha. It offers a good range of 3 to 5-BHK detached and semi-detached houses. A standard 3-bedroom villa for sale in Al Barsha would cost you around AED 2.7M. You may find such units concentrated in Villa Lantana spanning around 4,000 sq. ft. and featuring dedicated parking and maid’s room.
Likewise, buying 4-bedroom villas may cost you around AED 8.3M. If you are looking invest in more luxurious properties, consider buying 5-bedroom villas in Al Barsha, typically ranging from AED 6M to AED 12M. Whereas, you’d need to shell out around AED 9.4M and AED 12M to buy expansive 6-bed and 7-bed houses in the area, respectively.
ROI in Al Barsha
Apartment Type | ROI |
|---|---|
Apartment Type Studio | ROI 6.8% |
Apartment Type 1-Bed | ROI 5.1% |
Apartment Type 2-Bed | ROI 5% |
Studio apartments in Al Barsha offer the highest ROI of 6.8%. 1 and 2-bedroom units follow with of 5.1% and 5% returns on investment, respectively.
Villa Type | ROI |
|---|---|
Villa Type 3-Bed | ROI 3.2% |
Villa Type 4-Bed | ROI 3.5% |
Villa Type 5-Bed | ROI 3.2% |
Villa Type 6-Bed | ROI 2.9% |
Villa Type 7-Bed | ROI 2.6% |
4-bedroom villas bag the highest ROI of 3.5% and 3-bed and 5-bedroom units closely follow with a 3.2% expected return on investment. On the other hand, buying a luxurious 6-bedroom villa in Al Barsha may reap lucrative returns of 2.9% and 7-beds may generate up to 2.6% rental yield, likewise.
Al Barsha Floor Plans
Interested tenants can browse Al Barsha floor plans and take a look of 2D/3D views of the floor plans available for popular communities/buildings in the neighbourhood.
Most Popular Communities in Al Barsha
The area is becoming a fast favourite for residents to rent and buy property. Let us help you find out which are the top five communities in Al Barsha.
Amongst the five sub-communities, Al Barsha 1 placed first with a major landslide. Popular buildings in the area include Murad Tower developed by Emaar Properties. It offers studio, 1 and 2-bedroom units. Murad Tower is currently the only freehold residential building in Al Barsha 1 with prices starting from AED 570k for studios. Barsha First is also home to Zee Zee Tower, Manazel Al Barsha and Al Bader Building, a few of the top buildings to rent apartments in Al Barsha.
A relatively new addition to this area, Al Barsha South takes the second spot with Al Barsha 2 and Al Barsha 3 following closely behind. Barsha South is home to the extremely popular new freehold villa community developed by TECOM Investments: Villa Lantana. Promoting itself as a well-planned neighbourhood with a total of 440 detached and semi-attached homes in 3, 4 and 5-bedroom configurations.
HOTELS IN AL BARSHA
Al Barsha Dubai is a popular tourist destination and it houses many hotels. The most popular hotels and hotel apartments in Al Barsha include:
- Kempinski Hotel Mall of the Emirates Dubai
- Ibis Dubai Al Barsha Hotel
- Novotel Al Barsha
- Citymax Al Barsha
- La Villa Najd Hotel Apartments
Kempinski Hotel Mall of the Emirates Dubai is one of the popular hotels in Al Barsha offering direct access to Mall of the Emirates. It is a 5-star luxury hotel with accommodation options ranging from lavish rooms and suites to Aspen Ski Chalets which overlook the Ski Dubai slopes. It is also known for its fantastic dining options; you can have afternoon tea at Aspen by Kempinski, Spanish fare at Salero Tapas & Bodega and Arabian cuisine at Olea.
Next, Ibis Al Barsha is a 3-star budget hotel located close to the Sharaf DG Metro Station. It features two room types, a corner room and the corporate premium with an access to Novotel Al Barsha’s pool and gym. Ibis Al Barsha is mostly preferred by business travellers due to the availability of meeting rooms. Citymax Al Barsha is also a 3-star hotel located near Mall of the Emirates. Guests can choose from 365 rooms equipped with modern amenities. There are a few nightlife options including Citymax Al Barsha, The Huddle Sports Bar & Grill and Maxx Music Bar. Their rooftop Aqua Pool Bar is also a favourite among those wanting to chill out by the pool.
Novotel Al Barsha is a 4-star hotel with 465 hotel rooms. The hotel is family-friendly as it has 100 interconnecting family rooms. Guests can take advantage of the sports facilities, gym, an outdoor heated pool, table tennis, basketball courts and even outdoor tennis courts nearby.
In Al Barsha, hotel apartments are popular among visitors due to the quality of amenities. La Villa Najd Hotel Apartments is one of the most popular 4-star hotels for this purpose within a walking distance from Mall of the Emirates. Guests can access free Wi-Fi, free parking and a health club with an outdoor swimming pool.
Transportation and Parking Spaces in Al Barsha
Parking shouldn’t be an issue for residents as there is ample paid parking available and buildings come with a managed underground parking area. Villas also feature dedicated spaces for two or more cars depending on the covered area of the property. Moreover, the community is at a prime location in the city, allowing direct access to Sheikh Mohammed Bin Zayed Road, E311, Al Khail Road, E44 and Sheikh Zayed Road, the major highway connecting all of the emirates. Therefore, it is a convenient location for frequent commuters. Those who travel via metro also prefer living around here. Though, they bear an additional cost of renting flats near metro in Al Barsha.
Public Transportation in Al Barsha
One of the greatest things about Barsha is the fact that it is easily accessible by both public transport users and those with their cars. Since Dubai Metro is the most widely preferred network of public transport, Al Barsha is a sought-after address for those who travel frequently. Specifically, Al Barsha 1, is serviced by two metro stations: Mall of the Emirates metro station and Sharaf DG metro station. For residents in Al Barsha South, public transport might be a bit tricky since the nearest metro station is in Dubai Internet City but the area is being serviced by feeder buses: J01 and F32.
AMENITIES, SCHOOLS AND HEALTH CARE
Residents don’t have to go far to find all basic amenities. There are many shops, convenience stores, places of worship and reputed schools in Al Barsha located at short intervals within the sub-communities.
SUPERMARKETS IN AL BARSHA
For your regular grocery shopping, there is a big outlet of Carrefour in Mall of Emirates. There is also a large standalone Lulu Hypermarket in Barsha 1, it houses a few retail stores and restaurants. Other supermarkets in Al Barsha include a branch of Union Co-Op Hypermarket in Al Barsha Mall and Spinneys supermarket located in Al Barsha 2. Normal pharmacies, eateries, coffee shops and other amenities are easily found all around the area and most of them offer a home delivery service.
CHURCHES, TEMPLES AND MOSQUES IN AL BARSHA
There are multiple mosques in each of the sub-communities. Notable mosques in Al Barsha include Al Salam Mosque, Al Barsha South Masjid and Osama Bim Zaid Mosque.
Moreover, St Mary’s Catholic Church is a 25-minute drive away while Gurunanak Darbar Sikh Gurudwara is a 20-minute drive away from the community.
SCHOOLS AND UNIVERSITIES IN AL BARSHA
Al Barsha is home to many reputable schools and nurseries for your little ones. Cherry Town Nursery in Al Barsha 1 follows the EYFS British Curriculum. Other notable nurseries in Al Barsha include Dewdrops Nursery and Seashells Nursery.
There are many options for older students as well. Prominent ones include Kings School in Al Barsha 3 which follows the British curriculum and is mainly favoured by the British expats residing in the area. For those looking for a school following the American/IB system, GEMS Dubai American Academy is one of the most sought-after American schools in Dubai and has received an outstanding rating in the KHDA examinations for the last 5 years. Other options for American curriculum include ASD, The American School of Dubai, DNS, Dubai National School and Al Mawakeb School in Barsha Second.
There is also Nord Anglia International School in Barsha South which offers both the British and IB curriculum as well as an exclusive curriculum in partnership with The Julliard School. Formarke School within the vicinity also follows the UK curriculum.
For students looking for higher education, this district is located close to multiple reputable universities. Middlesex University London has opened its first international campus right here in Knowledge Village, offering multiple undergraduate and postgraduate programs, the student body is represented by over 100 nationalities as of 2018.
MODUL University Dubai is the first internationally accredited Austrian university in the Middle East. The campus offers bachelor’s and master’s programs, inclusive of a semester abroad in either their Vienna or Nanjing campuses. American University of Dubai was founded in 1995 and offers both undergraduate and graduate degrees as well as certificates in Middle Eastern Studies and Professional Teaching. In addition to courses in their chosen major, all undergraduate students must follow a general curriculum in Arts and Sciences.
HOSPITALS AND CLINICS IN AL BARSHA
There is an abundance of medical centres and hospitals in Al Barsha. You’ll find Aster Clinic, Mediclinic Parkview Hospital in Barsha South and IMC Medical Centre to be popular options. For emergency care, there are the well-known Saudi German Hospital and Al Zahra Hospital nearby for patients residing in the area.
Nearby Areas
Located centrally for New Dubai, from Al Barsha one can access many key areas such as Dubai Internet City, Al Sufouh, The Greens and more. If you are living in Barsha South then residential areas such as Jumeirah Village Circle, Motor City and Arabian Ranches are next-door neighbours for you.
Lifestyle
SHOPPING, DINING AND NIGHTLIFE
Malls in Al Barsha
There are many malls in Al Barsha for every like and taste that can get you a shopping fix. From one of Dubai’s best known malls to town centres and new community malls, the development has a lot to offer to residents and vistors alike.
Mall of the Emirates
Mall of the Emirates is known as the crown jewel for residents. The mall has over 600 stores, home to many exciting activities such as an VOX drive-in theatre at MoE, an indoor ski resort and so much more. Adventures at the Dreamscape VR Park keep everyone busy from kids to adults. From high street fashion, health and beauty and baby care to electronics and convenience stores, there are many brand shops in Mall of the Emirates for any kind of needs.
Al Barsha Mall
The community is also home Al Barsha Mall. It is a more peaceful, family-friendly option and less crowded than MoE. Al Barsha Mall offers a variety of restaurants, supermarkets, gyms, government offices and a large children’s play area.
My City Centre Al Barsha
Located in Barsha South, My City Centre Al Barsha is also a coveted shopping mall. Since residents of Al Barsha South are comparatively farther from the great Mall of the Emirates, they can head to the City Centre for a quick shopping fix.
Galleria Mall Al Barsha
Galleria Mall is a relatively new development located near Barsha Pond in Al Barsha Second. There are many brand stores in the mall and Capster, Galerie Hindam and La Cavalieri are just a few to mention. One may also find medical stores, departmental stores and dining options in Galleria Mall Al Barsha.
Restaurants in Al Barsha
There are many local eateries and restaurants in Al Barsha ranging from an array of different cuisines. You might want to head to the highly acclaimed Taiwanese eatery Din Tai Fung which almost always has a mile-long queue. Shakeism Milkshakes is another hidden gem, offering unique combinations of sweet treats in an aesthetic space. Those craving for Pakistani spices can head to a range of Pakistani restaurants in Al Barsha such as Samarkand Restaurant and Wakha.
If a buffet is right up your alley, you’ll want to hit Barbeque Nation, a famed franchise from India where you’ll watch your appetizers being freshly barbequed before you move on to the typical buffet offerings. Calicut Notebook and Motafish Restaurant are a few more Indian eateries in Al Barsha. The neighbourhood also has lounge options within the Mall of the Emirates Kempinski Hotel.
Beaches near Al Barsha
Residents can find beaches near Al Barsha a 10-minute drive away. These beaches are mainly in Al Sufouh and Jumeirah. There are playgrounds for the children, walking and cycling tracks as well as picnic spots at Jumeirah Public Beach. If you are looking for a more private spot, head straight to Al Sufouh Beach. It is quieter and less crowded, thus, also known as the Secret Beach.
LEISURE ACTIVITIES AND NOTABLE LANDMARKS
Wondering where to kick back and relax? Barsha has tons of activities for you to experience. You could go racing at the Dubai Autodrome which is right next to Al Barsha South or you can race around on their professional track or try your hand at go-karting. Besides a lot of activities at the Mall of the Emirates, residents can enjoy at many leisure options within the vicinity.
Dubai Miracle Garden
Visiting Dubai Miracle Garden is definitely a treat for the eyes and your camera. It has acres of designs and real-life imagery made out of 50-million blooming flowers – a world record. Another feature worth seeing is the Butterfly Garden, which houses over 35,000 species of butterflies in 9 different domes. Dubai Miracle Garden is only open in winters so visit while you can.
For other activities, you can get some exercise the fun way at Bounce Dubai, the indoor trampoline park, which is located next-door in Al Quoz. Otherwise, you can feed your soul with the art galleries and indie films showing at Alserkal Avenue. For a happening night out, residents can hit the bars in Al Barsha such as the Huddle Sports Bar and Grill.
OUTDOOR ACTIVITIES, FITNESS AND BEAUTY
Al Barsha Pond Park is a resident favourite. Built around a huge lake the park itself has a vast area and a variety of amenities that include a running track, tennis courts, basketball courts, fitness machines and playgrounds for children. Sadly, pets aren’t allowed in this park so if you have pets you might want to take a short drive down to the dog park in Barsha Heights.
This vibrant community has everything to help you achieve a balanced lifestyle, there are lots of different gyms and fitness centres in Al Barsha, prominent outlets include Fitness First and Gold’s Gym. You’ll even find an assortment of award-winning spas and salons in Barsha, including Dollhouse Salon, Tips & Toes Spa and Posh Beauty Salon.
COMMUNITY EVENTS
A home-grown concept, Ripe Market is open from 10 am – 8 pm every Saturday at Al Barsha Pond Park. With local business showcasing their goods, multiple kid-friendly activities, free yoga classes and more, makes it the perfect end to the weekend.
Al Barsha Mall also has different on-going community events, so keep an eye out for those. Otherwise, you could always pop down to Meadows Dubai as they have a lot of kid-friendly activities in their community centre.
THINGS TO CONSIDER
Combining affordable living in Al Barsha and an enriching community lifestyle, make the community a sought-after address. The only downside being slight traffic jams at the entry points to the area from Sheikh Zayed Road in the morning and evening rush hour times.
Location
- Bound by Sheikh Mohammed Bin Zayed Road E311 and Al Khail Road E44
- Right opposite Al Sufouh, separated by E11 highway
- Dubai International Airport is about 25 minutes away
- 7 minutes drive to get on to Sheikh Zayed Road, E11
- Burj Khalifa, the world’s tallest building, is 22 minutes away
- 10.9 km north of Arabian Ranches
- JVC, Motor City and Studio City are next door neighbours