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Apartments for rent in Barsha Heights (Tecom): what tenants really pay
A 1-bed in Barsha Heights rents for AED 70,000 a year. This is the median of 870 new Ejari leases signed 16 Oct 2025–15 Oct 2026. A studio is AED 60,000. A 2-bed is AED 94,000. Adverts ask AED 74,990; renewing tenants pay AED 65,000.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
Median 1-bed rent in Barsha Heights (Tecom): AED 70,000 a year (870 new leases, Ejari, 12 months to 15 Oct 2026).
Median studio rent in Barsha Heights (Tecom): AED 60,000 a year (220 new leases, Ejari, 12 months to 15 Oct 2026).
Median 2-bed rent in Barsha Heights (Tecom): AED 94,000 a year (721 new leases, Ejari, 12 months to 15 Oct 2026).
Signed rents, not adverts: medians of new Ejari leases (new tenant, a lease of six months to a year, one home). How we count.
“In Barsha Heights, renewal costs less. A new tenant pays 6% more for the same 1-bed. Already here? Renew. Moving in? Offer at the AED 90 a sq ft new tenants signed, not the AED 99 the adverts ask.”
Renting in Barsha Heights? Read this first
What tenants here really pay, building by building, from Ejari leases. Then negotiate.
Rent in Barsha Heights by bedrooms
AED a year, medians. Signed: Ejari leases starting 16 Oct 2025–15 Oct 2026. Asking: adverts on 16 Oct 2026.
| Home | Signed, new lease | Renewal | Asking now | Typical size, sq ft | AED / sq ft (new) | Leases, 12 months |
|---|---|---|---|---|---|---|
| Studio | 60,000 | 60,000 | 60,000 | 509 | 126 | 451 |
| 1 bed | 70,000 | 65,000 | 74,990 | 797 | 90 | 2,454 |
| 2 bed | 94,000 | 83,375 | 90,000 | 1,177 | 84 | 2,573 |
| 3 bed | 145,000 | 120,000 | 115,000 | 1,878 | 74 | 302 |
| Villa / townhouse | – | 80,000 | 340,000 | – | – | 51 |
| 2-bed villa | – | 70,000 | – | – | – | 16 |
| 3-bed villa | – | 89,909 | – | – | – | 25 |
What the leases say about Barsha Heights
5,864 Ejari leases 16 Oct 2025–15 Oct 2026, and 722 adverts. Each finding has its chart below.
- New 2-bed rents rose 4.8% this year, like for like. Median new 2-bed: AED 90,000 in 2024, AED 97,000 in 2025, AED 93,000 in 2026 (1 Jan–15 Oct each year). Dubai, like for like: −5.9%. The table above (AED 94,000) covers the 12 months to 15 Oct 2026.
- Renewing a 1-bed is cheaper than moving. We compare a 1-bed in the same building with a size within 15%. A new tenant pays a median 6% more than a tenant who renews. That is about AED 5,000 a year on a typical renewal rent of AED 90,000.
- Adverts ask 10% over signed. A 1-bed advert asks AED 99 a sq ft; the 870 new 1-bed leases of 16 Oct 2025–15 Oct 2026 were signed at AED 90. Offer at the signed figure.
- Cheapest 1-bed for its size: Fahad 2, AED 78 a sq ft, the median of its 24 1-bed leases (typical rent AED 82,500). The median 1-bed lease in Barsha Heights is AED 85 a sq ft.
- Same size for less nearby: a new 1-bed in Dubai Sports City, 9 km away, costs AED 60,000 for 796 sq ft. That is AED 10,000 a year less than in Barsha Heights.
Finding
New 2-bed rents rose 4.8% this year, like for like in Barsha Heights.
Median rent on new leases, 1 Jan–15 Oct of 2024, 2025 and 2026, by bedrooms
- 2 bed: +4.8% like for like; median AED 97,000 → 93,000 (1 Jan–15 Oct)
- All Dubai, 2-bed: −5.9% like for like
Same weeks each year so the season does not skew it. New leases only: renewals follow the market with a lag. The change compares the same building, bedrooms and size band in both years; the medians can move differently because the mix of homes changes.
Finding
In Barsha Heights a new tenant pays 6% more than a renewing one for the same 1-bed.
New lease over renewal, same building, bedrooms and size band, 16 Oct 2025–15 Oct 2026
- 1 bed: new tenants pay 6% more (AED 5,000 a year)
- 2 bed: new tenants pay 20% more (AED 22,375 a year)
Landlord asks more than new tenants pay? The new leases are your evidence. Renew or move, every community →
9 matched groups, 199 renewals. Each group is one named building with 5+ new and 5+ renewed leases. The bedroom table above mixes buildings, so it can point the other way.
Finding
Barsha Heights adverts ask 10% more per sq ft than new 1-bed tenants signed in the last 12 months.
Asking rent per sq ft (adverts 16 Oct 2026) against new leases signed 16 Oct 2025–15 Oct 2026
- Studio: asking AED 143, signed AED 126 a sq ft (+13.5%)
- 1 bed: asking AED 99, signed AED 90 a sq ft (+10.0%)
- 2 bed: asking AED 72, signed AED 84 a sq ft (−14.3%)
- 3 bed: asking AED 72, signed AED 74 a sq ft (−2.7%)
- For rent now: about 722 homes, against 591 new flat leases in 90 days
Per sq ft, so bigger adverts do not skew it. Adverts are one day's snapshot; duplicates removed by building, bedrooms, size and price, so the count is approximate.
Finding
The cheapest 1-beds for their size are in Fahad 2, Two Towers and Madison Residency.
1 bed flats: median rent per sq ft by building, buildings with 10+ 1-bed leases, 16 Oct 2025–15 Oct 2026
- Fahad 2: AED 82,500 for 1,051 sq ft
- Two Towers: AED 95,000 for 1,182 sq ft
- Madison Residency: AED 75,000 for 733 sq ft
- Dearest per sq ft: Madison Residency, AED 100 for a 1-bed
- Buildings compared: every building with 10+ 1-bed leases
Cheap per sq ft can mean an older building, fewer amenities or a worse view: none of these is in the lease record.
Every building in Barsha Heights with 10+ leases
Median rent, AED a year, all signed leases 16 Oct 2025–15 Oct 2026 (a bed figure needs 10+ leases). For rent now: adverts on 16 Oct 2026 matched to the building by name, duplicates removed, so it is approximate. 92% of leases here carry no building name and are not in this table.
| Building | Leases | Studio | 1 bed | 2 bed | 3 bed | AED / sq ft, all homes | For rent now | 1-bed asking |
|---|---|---|---|---|---|---|---|---|
| Madison Residency | 218 | 95 | – | – | ||||
| Two Towers | 187 | 80 | 1 | – | ||||
| Fahad 2 | 89 | 87 | – | – |
Cheaper areas near Barsha Heights, same size of home
Communities within 10 km (centre to centre) where the median new lease is lower and the median size within 15% of Barsha Heights's. New leases 16 Oct 2025–15 Oct 2026, 30+ of the home type. Every community on the heat map →
| Community | Home | Median new lease | Median sq ft | Km away | AED a year less than Barsha Heights | New leases |
|---|---|---|---|---|---|---|
| Dubai Production City | Studio | 40,000 | 427 | 9 | 20,000 | 1,546 |
| Dubai Sports City | Studio | 42,000 | 443 | 9 | 18,000 | 1,824 |
| Al Furjan | Studio | 46,000 | 484 | 8 | 14,000 | 3,473 |
| Jumeirah Village Triangle | Studio | 47,600 | 425 | 6 | 12,400 | 700 |
| Dubai Sports City | 1 bed | 60,000 | 796 | 9 | 10,000 | 1,621 |
| Dubai Production City | 1 bed | 63,000 | 732 | 9 | 7,000 | 1,424 |
| Al Barsha First | 1 bed | 65,000 | 775 | 2 | 5,000 | 2,332 |
| Dubai Studio City | 1 bed | 65,000 | 668 | 10 | 5,000 | 496 |
| Al Qouz Industrial Second | 2 bed | 66,000 | 1,201 | 8 | 28,000 | 600 |
| Dubai Sports City | 2 bed | 85,000 | 1,225 | 9 | 9,000 | 663 |
| Al Barsha First | 2 bed | 90,000 | 1,171 | 2 | 4,000 | 1,582 |
| Dubai Studio City | 2 bed | 90,000 | 1,181 | 10 | 4,000 | 149 |
Rent in this area by home and by building
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Commercial rent in Barsha Heights
Questions
What is the average rent in Barsha Heights?
Median rent a year for a new lease in Barsha Heights: studio AED 60,000, 1-bed AED 70,000, 2-bed AED 94,000, 3-bed AED 145,000. This is from 1,919 new Ejari leases, 16 Oct 2025–15 Oct 2026.
How much is a studio in Barsha Heights?
A new studio lease costs AED 60,000 a year (AED 5,000 a month). This is the median of 220 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 60,000.
How much is a 1-bed in Barsha Heights?
A new 1-bed lease costs AED 70,000 a year (AED 5,833 a month). This is the median of 870 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 65,000.
How much is a 2-bed in Barsha Heights?
A new 2-bed lease costs AED 94,000 a year (AED 7,833 a month). This is the median of 721 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 83,375.
Which is the cheapest building in Barsha Heights?
For a 1-bed, it is Fahad 2: AED 78 a sq ft. This is the median of 24 leases, 16 Oct 2025–15 Oct 2026. The typical rent is AED 82,500. Next is Two Towers at AED 80.
Is rent going up in Barsha Heights?
New 2-bed leases, like for like (same building, bedrooms and size band), 1 Jan–15 Oct: +4.8% on 2025. Dubai: −5.9%. The median new 2-bed was AED 97,000 in 2025 and AED 93,000 in 2026.
Do landlords in Barsha Heights accept less than the advert?
Yes. Signed rents are below adverts. A 1-bed advert asks AED 99 a sq ft. New leases signed 16 Oct 2025–15 Oct 2026 paid AED 90 a sq ft. Adverts ask 10% more.
How we worked it out, and the limits
Updated 21 Oct 2026. Leases to 15 Oct 2026; adverts of 16 Oct 2026.
Leases. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. There are 5,864 in Barsha Heights (Tecom), and 1,919 of them are new. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it.
New and renewal. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Renewals are often registered weeks late. Thus the latest month shows too few renewals. Like for like means the same building, the same bedrooms and a size band 15% wide. Leases with no building name are left out of this test. A group needs 5 or more of each: new leases and renewals.
Adverts. We use active yearly rent adverts from listing sites on 16 Oct 2026. We put each advert in Barsha Heights (Tecom) by the building or community name in the advert. There are 722 adverts after we remove repeats. A repeat has the same building, bedrooms, size and price. One home can still show more than once. Thus "for rent now" is approximate. Adverts are matched to a building by name.
Not used. The Ejari nearest-metro field names a station but no distance, so we do not compare metro and non-metro homes here. Floor, view, parking and furnishing are not in the lease record.
The full method, and twenty Dubai-wide comparisons: What the leases say →. Checking a rent rise? Rent increase calculator →
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.