officially Al Thanyah First
AED 1,244/sqft
August 2026 · 14 sales
+64.6%
+3%
7%
Last 12 months · 117 sales
6.1%
Ready homes, last 12 months · 109 sales · 1,812 tenancy contracts, new lets and renewals
22
Registered DLD sales · medians, not estimates · how we compute this
A typical residential sale here is AED 1,135,257 for about 749 sqft in the last 12 months (117 sales); across all 2,836 recorded sales the median is AED 1,166,017.
Ready-home prices here have moved +64.6% across the 196 months (Apr 2010 – Aug 2026) of Land Department records we hold — a pace of +3% a year if it continued.
That is the whole 196 months of records for this area, expressed as an annual pace. It averages across every cycle in that period, so it describes the long run rather than the market today. Treat it as history, not a forecast.
Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.
Off-plan
AED 978/sqft
522 recorded sales
Ready
AED 1,260/sqft
2,314 recorded sales
Off-plan trades 22% below completed homes here. A single blended figure would sit between the two and describe neither.
Median size and price for every bedroom count with at least 15 recorded sales. Dubai Land Department records a room count on nearly every sale, so this is a breakdown of real transactions rather than an estimate. The headline price is the last 12 months; the median across every sale on record sits under it.
Rent is matched to homes by bedroom count where Ejari records one, which most contracts do, and by floor area where it does not — each row says which. Every figure is the median of registered new lets: a renewal is capped under Decree 43 of 2013 and sits below what the same home lets for today.
| Size | Typical home | Price, last 12 months · ready and off-plan | Per sqft, all years | Typical rent | Sales, all years |
|---|---|---|---|---|---|
| Studio | 516 sqft | AED 830,000 31 sales all years AED 730,000 | AED 1,301/sqft | AED 60,000/yr 216 tenancies | 1,007 |
| 1 bed | 645 sqft | AED 1,130,339 38 sales all years AED 1,261,999 | AED 1,760/sqft | AED 71,000/yr 836 tenancies | 904 |
| 2 beds | 1,344 sqft | AED 1,525,000 36 sales all years AED 1,300,000 | AED 980/sqft | AED 95,000/yr 702 tenancies | 813 |
| 3 beds | 2,890 sqft | AED 12.93M 10 sales all years AED 2,662,200 | AED 1,115/sqft | AED 140,000/yr 83 tenancies | 107 |
Every other figure on this page is about homes that sold. This is the standing stock, from the Land Department’s unit register.
Registered units
8,943
In Barsha Heights, from the Land Department's register of flats.
Freehold
96%
8,571 of 8,943 units with a recorded ownership type.
Typical size
986 sqft
Median of the 8,842 units that record one.
By size of home
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
From 5,657 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 78,000/yr
for ~986 sqft
Rent per sqft
AED 82/sqft
per year
Renewals
68%
of contracts
Contracts
5,657
last 12 months
What it costs to rent here
Median annual rent, by size of home.
Matched to tenancies by bedroom count where Ejari records one — most contracts do — and by floor area where it does not; the table below says which for each row. Renewing tenants pay about 15% less per sqft than someone signing a new lease here.
A year’s rent against what completed homes of that size actually sold for in Barsha Heights over the same twelve months — both from registered records. Off-plan sales are left out of the price, because rent is paid on built homes and off-plan sells at a premium.
| Size | Costs now, ready | Rents for | Gross yield | Ready sales, 12m |
|---|---|---|---|---|
| Studio | AED 830K | AED 60,000/yrby bedroom · 216 new lets | 7.2% | 31 |
| 1 bed | AED 1.13M | AED 71,000/yrby bedroom · 836 new lets | 6.3% | 38 |
| 2 beds | AED 1.5M | AED 95,000/yrby bedroom · 702 new lets | 6.3% | 35 |
The best gross yield here is on a studio at 7.2%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a studio here reads 8.2% instead of 7.2%, because it prices the home at AED 730K — the median across every sale on record — rather than the AED 830K a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from the middle filed owners-association budget in this area — AED 16/sqft across 5 buildings, most recently filed for 2023. Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| Studio | AED 8,258 | AED 51,742 | 7.2% | 6.2% |
| 1 bed | AED 10,325 | AED 60,675 | 6.3% | 5.4% |
| 2 beds | AED 21,509 | AED 73,491 | 6.3% | 4.9% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
a studio rents for a median AED 60,000/yr, a 1-bedroom for AED 71,000/yr, a 2-bedroom for AED 95,000/yr, a 3-bedroom for AED 140,000/yr. These are medians of tenancy contracts registered with Ejari in Barsha Heights over the last twelve months — what tenants agreed to pay, not advertised asking rents. Rent is matched to homes by bedroom count where Ejari records one — most contracts do — and by floor area where it does not; each row on this page says which.
The median residential sale price in Barsha Heights was AED 1,244/sqft in August 2026, from 14 sales registered that month. Over the last 12 months a typical home here sold for about AED 1.14M and measured about 749 sqft (117 sales). These are medians of sales actually registered with the Dubai Land Department, not of asking prices.
Gross yields on ready homes in Barsha Heights run about 7.2% on a studio apartment, 6.3% on a 1-bedroom apartment, 6.3% on a 2-bedroom apartment, dividing a year of registered rent by what completed homes of that size actually sold for over the same twelve months. Smaller homes yield more. These are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Mostly, but not entirely. 8,571 of the 8,943 units with a recorded tenure in Barsha Heights are freehold, so foreign ownership is possible in most buildings here and not all — check the specific title before committing.
7% of the 117 sales registered in Barsha Heights in the last 12 months were off-plan, and the rest were completed homes. The two trade at different prices, so a single blended price per square foot for the area would describe neither.
Every registered residential sale in this area by month, ready homes and off-plan together, so this is the history of what sold rather than a rate. The newest month is still being registered and will move. The rates on this page read ready homes alone.
Closest to Barsha Heights on median price per square foot. Areas with fewer than 10 recorded sales are left out, because a median drawn from a handful of deals is not worth comparing against.
Each has at least twenty sales on record, so its own median means something. Ordered by how much has traded.
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