AL BARSHA AREA GUIDE

Everything you need to know about living, buying and renting in Al Barsha

AL BARSHA IN BRIEF

Al Barsha is a key residential district in the west of Dubai and southwest of the City Centre, which is known as New Dubai. It is strategically positioned between the Sheikh Zayed Road and Sheikh Mohammad Bin Zayed Road. The area expands over 38.1 square kilometres and is divided into four sub-communities: Al Barsha 1, 2, 3 and Al Barsha South. Al Barsha 1 is a commercial centre with apartments, shops, and restaurants, while other sub-communities are mainly residential villas. Its central location gives easy city access and a relaxed vibe. Al Barsha attracts locals and expats due to its well-developed infrastructure and amenities, such as shopping malls and recreational parks. Luxury villa rentals are a popular choice in this area.

Al Barsha offers residents and visitors a range of key attractions. These include the renowned Mall of the Emirates, home to Ski Dubai, the Al Barsha Pond Park, and the Dubai Miracle Garden. For shopping convenience, Al Barsha Mall offers a variety of stores and dining options. Performances and events at the Dubai Community Theatre and Arts Centre enhance the area's appeal. The History of Cinema Museum offers a distinctive experience for those who love film. Families in Al Barsha can have fun at the Cheeky Monkeys and Game and eEntertainment Centre in J3 Mall. Key areas, such as the Sheikh Zayed Road (E11), Al Khail Road, and Hessa Street, are convenient to access. Dubai International Airport is 28 minutes away.

COMMUNITY OVERVIEW

Al Barsha presents a family-friendly community vibe and offers a range of comfortable residences. It provides a balanced and convenient lifestyle with residential and commercial properties. Al Barsha offers a range of apartments, from studios to larger units, catering to various budgets. There are options for both furnished and unfurnished properties. Al Barsha has villas available for rent or purchase for those who prefer more space and privacy. Residential compounds often feature shared amenities like swimming pools and gyms.

Al Barsha hosts a variety of reputable schools, ranging from primary to secondary education. Healthcare facilities and fitness centres are a bounty. For recreation, Al Barsha Park is a popular spot for outdoor activities, featuring jogging tracks, sports areas, and playgrounds. Al Barsha won’t disappoint you with its entertainment and leisure facilities like the Mall of The Emirates, which already offers a lot. It is well-connected to the key areas of Dubai, and travelling is hassle-free. These aspects make Al Barsha stand out as one of the most sought-after places to live.

PROPERTIES IN AL BARSHA

Al Barsha offers diverse living options. Studios, apartments, and villas suit varied preferences. Properties in Al Barsha are luxurious and reflect Dubai's lifestyle. Rental and sale options abound. Villas in Al Barsha 1, 2, and 3 are quieter and offer a suburban feel. They are ideal for families. The villas are spacious, with private pools and gardens, and they display Arabesque architecture. Large villas, with four to six bedrooms, are common. The villa size ranges from 2,000 to 27,000 sq. ft. Apartments in Al Barsha range from 700 to 2,000 sq. ft. and include studios and one- to three-bedroom units. Modern complexes have pools, gyms, and play areas. Interiors feature high-end finishes, floor-to-ceiling windows, and modern designs. Living is enhanced by smart home features. Al Barsha South suits young professionals. Its apartments are affordable, and investors find Al Barsha attractive because of its promising rental yields.

OFF-PLAN PROPERTIES IN AL BARSHA 

An off-plan property is a real estate unit purchased before construction, such as an apartment, villa, or townhouse. You buy a property based on plans, blueprints, and artist renderings and expect it to be built according to those specifications within a certain timeframe.

The main off-plan properties in Al Barsha are:

Elitz 3

Payment Plan: 40/60

Property Size: 762 – 1521 sq. ft.

Completion Date: Q4- 2026

Elitz 3 offers a mix of new designs and luxury. Housing choices range from studios to three-bedroom apartments with spacious interiors and modern finishes to meet residents' needs. The building also features a daycare, a cinema, and playgrounds.

Alta

Payment Plan: 60/40

Property Size: 360- 843 sq. ft.

Completion Date: Q3-2026

Alta is a new development with a contemporary style and features a selection of studios and one-bedroom apartments. This residence offers a tranquil living environment characterised by enduring design principles. Residents will benefit from access to premium amenities that complement a contemporary lifestyle. The master plan prioritises comfort and detail.

Opalz Apartments

Payment Plan: 60/40

Property Size: 375 to 3,600 sq. ft.

Completion Date: Q3-2025

Opalz Apartments offers luxury living with premium facilities consistent with the project's high standards. Situated conveniently near Dubai Science Park, residents enjoy easy access to retail, fitness, dining, swimming, and parking amenities. Opalz features a range of studios and one to three-bedroom apartments, with select two-bedroom residences offering the exclusive addition of a private pool and dedicated office space.

Palmiera: The Oasiz

Payment Plan: 10/90

Property Size: 5834 – 7750 sqft

Completion Date: Q4-2027

Palmiera at The Oasis, by Emaar, offers 265 luxury four and 5-bedroom villas. These residences are designed for aesthetic and practical living and feature meticulous architectural detail within landscaped grounds. Residents enjoy resort-style living, scenic waterways, and comprehensive service facilities.

HOW MUCH IS IT TO RENT A PROPERTY IN AL BARSHA?

The rental prices for units in Al Barsha vary with sizes. Studios command the lowest average rental price at AED 55,000 per year. One-bedroom apartments rent for AED 97,000, followed by two-bedroom apartments at AED 118,000 and three-bedroom apartments at AED 164,000 per year. Five-bedroom apartments rent for AED 421,000 per year. Villas demonstrate a similar trend, with one-bedroom villas renting for AED 80,000 per year, three-bedroom villas at AED 221,000, four-bedroom villas at AED 309,000, and five-bedroom villas at AED 492,000. The average rent for the seven-bedroom villas is AED 547,000 per year. 

Here is a quick overview of the average rent in Al Barsha:

HOW MUCH IS IT TO BUY A PROPERTY IN AL BARSHA?

Studio apartments average AED 785,000, while apartment prices increase with size, reaching AED 1,637,000 for a 2-bedroom. Villa prices show a significant jump, starting at AED 5,220,000 for a 3-bedroom and escalating to AED 21,300,000 for a 7-bedroom, reflecting the substantial value of larger, luxury villas.

The following are the average sale prices for properties in Al Barsha:

Several factors shape property values in Al Barsha. The proximity to key amenities, such as the Mall of the Emirates, healthcare facilities and community parks significantly enhances its demand and property prices. Excellent transport links, including access to major roads like the Sheikh Mohammed Bin Zayed Road (E311), Al Khail Road (E44), and Sheikh Zayed Road (E11), facilitate easy commutes throughout Dubai and further contribute to its appeal. Al Barsha benefits from a strong neighbourhood reputation for its safety and comfortable living environment. Properties in Al Barsha offer good natural light and well-designed internal amenities, which are also favoured. These elements collectively influence the property values within Al Barsha.

IS AL BARSHA PROPERTY A GOOD INVESTMENT?

Al Barsha's attractiveness as an investment destination is rooted in its strategic location between the Sheikh Zayed Road and the Sheikh Mohammed Bin Zayed Road. This location provides exceptional connectivity throughout Dubai and proximity to key landmarks like the Mall of the Emirates. This accessibility and easy access to business districts and educational institutions drive strong demand from local and expatriate residents.

This chart illustrates the average price per square foot for properties in Al Barsha. The first quarter of 2018 to the first quarter of 2025 represents different property types and price fluctuations. Between 2018 and 2020, the market experienced significant volatility with notable increases and decreases in price. From 2020 to 2022, prices mostly stayed around 1000 AED per square foot, which shows market stability. A clear upward trend emerged at the beginning of 2023, with a marked increase in average prices observed till late 2024 and even into early 2025. The rapid price increases from the second quarter of 2019 and the first quarter of 2025 point to heightened demand for apartments and villas.

The Al Barsha property market is currently experiencing strong growth, making it a potentially attractive area for investment. The market analysis from 2024 and 2025 further proves Al Barsha's strong performance in Dubai's real estate market, with its demonstrated growth and inherent strengths. It offers strong investment prospects.

WHAT IS THE AVERAGE ROI FOR AL BARSHA PROPERTY?

The average ROI for Al Barsha is 6.89%. Here is the breakdown of ROI by property type:

MOST POPULAR BUILDINGS IN AL BARSHA

Palacio Residence

Palacio Residence offers 15 floors of studio, one, and two-bedroom apartments, with retail options on the ground floor. It is near Al Barsha Road, Al Seedaf 2 Street, First Al Khail Street, and Umm Suqeim Street. Residents can enjoy amenities such as a children's play area, a landscaped garden, and wellness facilities including a sauna and steam room. Studio apartments start at 375 square feet, while one-bedroom flats range from 750 to 810 square feet. Two-bedroom apartments offer a spacious 1,250 square feet of living space.

Average Sales and Rental Prices:

• 1-bedroom apartments for rent: AED 67,000
• 2-bedroom apartments for rent: AED 78,000
• 1-bedroom apartments for sale: AED 1,100,000
• 2-bedroom apartments for sale: AED 1,290,000

Joya Dorado Residences

Joya Dorado by Greenyard Properties is a 13-story development in Al Barsha South, Dubai, offering commercial and residential spaces. The building includes a basement and ground levels, two podium levels with shops and outlets, and a rooftop area for residents' enjoyment. The residential portion features a collection of luxurious studios and one, and two-bedroom apartments ranging from 415 to 1,250 square feet.

Average Sales and Rental Prices:

• 1-bedroom apartments for rent: AED 72,000
• 2-bedroom apartments for rent: AED 78,000
• 1-bedroom apartments for sale: AED 1,100,000
• 2-bedroom apartments for sale: AED 1,800,000

Nas 3

Nas 3 is a 12-story residential development in Al Barsha that offers a refined living experience, blending contemporary elegance with a curated selection of 284 residences. Ranging from studios to three-bedroom apartments, these units provide a variety of living spaces to suit diverse needs. Residents can enjoy a comprehensive suite of amenities, including a swimming pool, yoga space, indoor gym, rooftop cinema, and a lively environment. The apartments range from studios to 3-bedroom units, with sizes spanning from 436 to 1,805 square feet. 

Average Sales and Rental Prices:

• 1-bedroom apartments for rent: AED 75,000

• 2-bedroom apartments for rent: AED 104,990

• 1-bedroom apartments for sale: AED 1,300,000

• 2-bedroom apartments for sale: AED 1,906,000

SCHOOLS AND NURSERIES

Al Barsha is committed to providing a strong educational foundation for children of all ages, with various excellent options for older students catering to different educational preferences. For those seeking a British curriculum, families can consider King's School located within Al Barsha 3, GEMS Founder School situated in Al Barsha South, and Repton School, which is also within the Al Barsha community. For families who prefer an American-style education, Al Barsha offers several reputable choices, including GEMS Founder School in Al Barsha South, The American School of Dubai located in Al Barsha 1, Dubai National School also found in Al Barsha 1, and Al Mawakeb School, which is also situated in Al Barsha 1.

Al Barsha also offers reputable nursery options for families with children under five. Parents can opt for Cherry Town Nursery in Al Barsha 1, which follows a British early learning curriculum.  Other options include Ladybird Nursery Al Barsha, The Blossom Nursery located within Al Barsha 3, and Dewdrops Nursery in Al Barsha 1. Chubby Cheeks Nursery is another choice, 7 minutes away in Arjan.

HEALTHCARE

Al Barsha ensures residents have access to many healthcare options. For hospital care, Mediclinic Parkview Hospital in Al Barsha South provides a wide range of medical services. Saudi German Hospital and Al Zahra Hospital serve the wider Al Barsha 3, offering emergency care and specialised treatments 24/7. American Hospital is also in Al Barsha 3. 

Numerous clinics cater to general and specialised medical needs. Aster Clinic and IMC Medical Centre are popular choices in Al Barsha South. Al Noor Poly Clinic in Al Barsha 1 provides additional general care. Multi Speciality Medical Clinic is another clinic that offers dentistry, dermatology, and orthopaedic services throughout Al Barsha.

The popular pharmacies in the Al Barsha Community are BinSina Pharmacy, Aster Pharmacy, and Medicina Pharmacy.

OUTDOOR SPACES AND PARKS

Al Barsha's diverse selection of parks caters to a wide spectrum of recreational preferences. For those seeking tranquil green spaces perfect for leisurely walks and moments of relaxation, Al Barsha South Park and Al Barsha 1 Park 1 provide ideal settings. Residents with active lifestyles will appreciate Green Escape Park and Al Barsha 2 Park 2, which are thoughtfully designed with dedicated jogging and walking tracks and a designated pet area allowing pet owners to exercise their animals. 

A particularly popular destination is Al Barsha Pond Park, which is built around a lake and offers an extensive range of amenities. Fitness enthusiasts can use the dedicated running track, while sports lovers can enjoy the tennis and basketball courts. The park also features outdoor fitness machines for workouts and multiple playgrounds ensuring recreational opportunities for children of all ages. 

This variety of parks ensures that residents of Al Barsha have abundant options for outdoor recreation and leisure activities right within their community.

TRANSPORTATION AND PARKING

Al Barsha benefits from excellent transportation links. Residents enjoy direct access to the Sheikh Mohammed Bin Zayed Road (E311), Al Khail Road (E44), and Sheikh Zayed Road (E11), which facilitate easy commutes throughout Dubai. 

The Dubai Metro serves the area with stations, including Mashreq Metro Station, Al Barsha First (Mall of the Emirates), and Equiti Metro Station which is 16 minutes away. Bus routes are also plentiful, with major bus stations like Al Barsha A1, Mall of the Emirates Bus Station, and Al Barsha South 1 (Aswaaq Mall) connecting the community to various destinations. 

Parking is generally convenient in Al Barsha. Apartment buildings provide managed underground parking, and villas feature dedicated spaces for multiple vehicles. The community also offers spacious paid parking options for both residents and visitors.

SHOPPING, DINING AND LIFESTYLE

Al Barsha presents various shopping and dining experiences catering to various preferences. The iconic Mall of the Emirates is located within Al Barsha. It offers a world-class shopping experience for retail needs. Galleria Mall Al Barsha offers shopping conveniences within the district. My City Centre Al Barsha offers additional shopping conveniences within the district. Al Barsha Mall is centrally situated. It provides a community-focused retail environment.

Al Barsha has diverse dining options. Din Tai Fung is a renowned destination for exquisite Taiwanese cuisine. Shakeism Milkshakes offers a stylish ambiance in which you can enjoy unique and delightful sweet treats. Samarkand Restaurant and Wakha provide a rich culinary experience for those seeking authentic Pakistani flavours. Al Barsha Mall also houses various restaurants and cafes within its community-focused setting. This variety ensures a wide range of dining options to satisfy diverse tastes and preferences within Al Barsha. All these dining options are within the community.

AL BARSHA LANDMARKS

Al Barsha Pond Park

Al Barsha Pond Park is a popular green space in the Al Barsha 2 area, spanning approximately 50 acres around a central pond. It offers a 1.5-kilometre running track, a cycling path, children's play areas, and outdoor fitness equipment. Visitors can rent boats to enjoy the pond, and the park also hosts events like the Ripe Market and Dubai Flea Market. The park is open daily and offers a variety of activities for individuals, couples, and families.

Dubai Miracle Garden

The Dubai Miracle Garden is a breathtaking floral wonderland. This seasonal attraction, open from October to April, transforms into a vibrant tapestry of millions of flowers arranged in stunning displays and intricate designs. Visitors are treated to a visual feast of themed gardens, floral sculptures, and record-breaking development, including a life-sized Emirates A380 aeroplane adorned with blooms. The Smurfs Village, a popular themed area, adds a whimsical touch with floral depictions of the beloved characters. It is located near the Dubai Butterfly Garden and offers a perfect opportunity to experience two of Dubai's most enchanting natural attractions. The Dubai Miracle Garden is a testament to creativity and horticultural artistry, providing an unforgettable experience for visitors of all ages.

AL BARSHA EXPERTS

Get a free consultation from our experienced Al Barsha agents.