Updated 27 October 2026
Searching for a home in “Al Barsha” can take you from an apartment near Mall of the Emirates to a large villa or a building much farther south. They have similar names but very different daily routines.
For a starting shortlist consider the following;
Al Barsha 1 for apartments and everyday convenience, Al Barsha 2 or 3 for villa space, Al Barsha South for a wider mix of neighbourhoods, and Barsha Heights for apartment living near the Dubai Internet City side of the city. Then check the exact building and your commute.
First, clear up the names. Barsha Heights, formerly TECOM, is a distinct neighbouring community. It is not another name for Al Barsha 1, 2, 3 or South. Dubai’s official neighbourhood guide treats Al Barsha and Barsha Heights separately.
Al Barsha and Barsha Heights prices at a glance
The table uses advertised asking prices checked on 27 October 2026 (we like to remain relevant here at Viewit).
One-bedroom apartments are compared in the apartment areas and four-bedroom villas in the villa areas. These are different housing types, so the columns should not be read as a like-for-like ranking of neighbourhood value.
| Area | Home compared | Annual asking rent | Selected asking sale prices |
|---|---|---|---|
| Al Barsha 1 | 1-bedroom apartment | About AED 52,000–110,000 | AED 980,000–1.19 million in Al Murad Tower listings |
| Al Barsha 2 | 4-bedroom villa | AED 220,000–565,000 | AED 12 million example; limited comparable sale stock |
| Al Barsha 3 | 4-bedroom villa | AED 240,000–500,000 | AED 12 million example; limited comparable sale stock |
| Al Barsha South | 1-bedroom apartment in Dubai Science Park | AED 55,000–140,500 | AED 1 million at Orchid Residence; selected off-plan examples around AED 1.35–1.46 million |
| Barsha Heights | 1-bedroom apartment | AED 59,000–140,000 | Selected conventional apartment examples around AED 1–1.5 million |
Rental figures are advertised portal ranges, not averages or signed-contract prices and listings may include duplicates so the data may be slightly skewed. Sale figures are selected examples, not area-wide valuations, Barsha South figures refer specifically to Dubai Science Park which is a specific neighbourhood of Al Barsha, not every southern sub-area. Prices exclude fees, utilities and other ownership or rental costs so keep that in mind (5% commission, 5% deposit, DEWA and AC deposits etc are all extra). Sources are linked at the bottom of the article.
Al Barsha 1 for apartments and everyday convenience
Al Barsha 1 is the part many people picture first: Mall of the Emirates, apartment buildings and everyday shops and services. The mall’s official visitor information confirms its Al Barsha 1 address and connection to the Red Line of Dubai Metro.
Who should shortlist it? Renters who want an apartment with amenities close by, particularly if public transport matters. Check the building’s parking, lift traffic (important to check during peak times like school and work) and actual walking route before choosing.
Metro access: Mall of the Emirates and InsuranceMarket are the relevant Metro Stations to check, also being in Al Barsha 1 does not make every building a short walk from either station so do a quick Google Maps walking distance check before committing to any property if you plan to travel by Metro.
Budget: The checked one-bedroom rental range was approximately AED 52,000–110,000 a year. Selected one-bedroom sale listings in Al Murad Tower were AED 980,000–1.19 million. Keep in mind all these are advertised figures, not guaranteed deals so do your homework on .
Explore the Al Barsha area guide and current Al Barsha properties for rent. Check the sub-area on each listing.
Al Barsha 2 for villa space and family routines
Al Barsha 2 is a useful starting point if your priority is a villa, outdoor space and room for family life. Al Barsha Pond Park sits opposite Al Barsha Mall in this district.
Who should shortlist it? Households prioritising a garden, extra rooms or a villa layout. Make the school run and daily driving route part of your comparison.
Metro access: Plan around a feeder bus, taxi or car connection to the Red Line. Check the exact route rather than assuming a villa is within walking distance.
Budget: Four-bedroom villas were advertised at AED 220,000–565,000 a year. A checked four-bedroom sale listing asked AED 12 million. That single sale example is not a reliable “average villa price”; plot size and the property itself need closer comparison.
Al Barsha 3 for villa living with your own space
Al Barsha 3 is another established villa area beside the other main Al Barsha districts, with connections towards Hessa Street and Sheikh Zayed Road. It belongs on your shortlist if you are comparing larger homes and private outdoor space.
Who should shortlist it? Families or households that value a villa layout and are comfortable arranging most daily trips by car. Visit the specific street at the times you expect to be home; noise and traffic vary by location.
Metro access: Compare routes to InsuranceMarket and Dubai Internet City from the property. Do not assume the nearest station on a map is the easiest journey.
Budget: The checked four-bedroom rental range was AED 240,000–500,000 a year. A four-bedroom villa advertised by Betterhomes asked AED 12 million, with a 9,800 sq ft plot and 4,500 sq ft built-up area. Again, this is a specific listing example.
Al Barsha South needs a more specific search
Al Barsha South covers a more varied search than the name suggests. Listings can point to villa pockets or apartment clusters, and neighbourhood names such as Dubai Science Park and Arjan also appear in the wider southern area.
Al Barsha South 2 is not Al Barsha 2. For a useful reference point, Dubai Science Park’s official address is Al Barsha South 2. Ask for the building name and map pin before comparing travel times or prices.
Who should shortlist it? Buyers or renters open to comparing individual apartment developments and neighbourhoods, especially when their work or school route suits the southern location.
Metro access: Plan for a bus, taxi or car connection rather than a direct station in the Dubai Science Park apartment cluster. Science Park lists bus routes F25, F30 and F36.
Budget: The Dubai Science Park one-bedroom rental range was AED 55,000–140,500 a year. A checked Orchid Residence listing asked AED 1 million, while selected off-plan examples were around AED 1.35–1.46 million. These examples describe different buildings and completion stages, not one uniform South market.
When browsing Al Barsha properties for sale, confirm the sub-area, completion status and ownership eligibility for the exact home.
Barsha Heights for apartments near the Internet City side of Dubai
Barsha Heights is the community still commonly called TECOM. Its mix of residential towers, offices, hotels and serviced apartments makes the building choice especially important.
Who should shortlist it? Apartment seekers whose daily routine centres on nearby work districts, including Dubai Internet City and Media City, or who prefer a busy mixed-use neighbourhood.
Metro access: Dubai Internet City is the station to check. Walk the route from the actual entrance, including crossings, rather than relying on a “near metro” label.
Budget: One-bedroom apartments were advertised at AED 59,000–140,000 a year. Selected conventional residential sale examples ranged from about AED 1 million in Al Fahad Tower 2 to AED 1.5 million in Two Towers A. Serviced or hotel apartments can have different use arrangements and costs, so compare them separately.
Explore Barsha Heights on Viewit, then browse Barsha Heights properties for rent or properties for sale. Check the property type, as area pages can include commercial listings.
Which area works best without a car?
Our practical starting points are Al Barsha 1 and Barsha Heights, because their relevant Red Line stations give you clearer options to investigate. The current RTA station map lists Mall of the Emirates, InsuranceMarket and Dubai Internet City.
InsuranceMarket is the current name of the former Mashreq station. Older listings may still use an earlier name. For Al Barsha 2, 3 and South, test the complete journey from the home to work, including the bus or taxi connection.
Three checks before you choose a home
- Compare the full cost. Rent or purchase price is only the starting number. Make sure to ask about cooling, parking, utilities, maintenance, service charges, payment schedule and your obligations as a tenant when you move into and out of the property (painting, cleaning, maintenance etc).
- Confirm buying eligibility. DLD distinguishes foreign ownership in designated freehold areas from other ownership arrangements. Check the exact property through its property-status service; the area name alone does not establish your right to buy.
- Watch the property video, then visit your shortlist. On Viewit, use available walkthroughs to check layout, room connections and visible condition before arranging a visit. Confirm that the video is current and shows the actual unit.
Frequently asked questions (FAQs about Al Barsha)
Is Barsha Heights the same as Al Barsha?
No, Barsha Heights is the community formerly known as TECOM, next to the main Al Barsha area. Search it separately if that is where you want to live.
Is Al Barsha South 2 the same as Al Barsha 2?
No, they are different locations. Al Barsha 2 is one of the main established Al Barsha districts; Dubai Science Park provides a useful reference point for Al Barsha South 2.
Which part should families look at first?
Start with Al Barsha 2 or 3 if villa space is your priority. If you want an apartment, compare Al Barsha 1 and specific South developments against your school run, budget and daily needs. There is no single best district for every family.
Can overseas buyers purchase in Al Barsha?
Eligibility depends on the property’s ownership designation. Confirm the unit or plot with DLD and the selling agent before paying a deposit; do not apply one ownership rule to every home carrying the Al Barsha name.
Choose the address that fits your day
Start with your home type, budget and daily route. Then compare the building or villa itself. A useful shortlist is three homes you can realistically live in, with videos watched, costs checked and the commute understood.
Explore Al Barsha and Barsha Heights on Viewit to begin.
Price sources and method
Rental bands use the published asking ranges on the linked listing pages checked on 27 October 2026. Sale amounts use the named examples or selected residential listings shown on those pages. Inventory and advertised amounts can change; these are not DLD transaction medians, valuations or forecasts.
- Al Barsha 1: one-bedroom asking rents and sale listings.
- Al Barsha 2: four-bedroom asking rents and the AED 12 million sale example.
- Al Barsha 3: four-bedroom asking rents and Betterhomes sale reference BH-S-222621.
- Dubai Science Park: one-bedroom asking rents and sale listings.
- Barsha Heights: one-bedroom asking rents and sale listings.