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2-bedroom apartments for rent in Barsha Heights (Tecom): what tenants really pay
A 2-bed in Barsha Heights rents for AED 94,000 a year (AED 7,833 a month). This is the median of 721 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 85,000 and AED 122,182. Renewing tenants pay AED 83,375. Adverts ask AED 90,000.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
“For a 2-bed in Barsha Heights, start at AED 85,000 and do not go above AED 94,000 unless the unit is special. Madison Residency is where the value is.”
Know the rent before you sign
What the last tenants here really paid, and the buildings where your money goes furthest.
2-bed rent in Barsha Heights: the numbers
| AED a year | Leases | |
|---|---|---|
| New lease, median | AED 94,000 | 721 |
| Middle half of new leases | AED 85,000–122,182 | |
| Renewal, median | AED 83,375 | 1,844 |
| Asking (adverts 16 Oct 2026) | AED 90,000 | 247 |
| Size, median | 1,209 sq ft | |
| Per sq ft, new leases | AED 84 | |
| Dubai median, 2-bed | AED 92,000 | 56,287 |
Finding
A new 2-bed lease in Barsha Heights rose 4% on the year, like for like.
Median new 2-bed lease, 12 months to 15 Oct 2026, Barsha Heights
- Like for like compares the same building, bedrooms and size band in the 12 months to 15 Oct 2026 and the 12 months before.
- The median new lease is AED 94,000 now.
- Months with fewer than 10 leases are left out of the chart.
Finding
The cheapest 2-bed building in Barsha Heights is Madison Residency at AED 115,000.
Median new 2-bed lease by building, cheapest 10
Every building with 10 or more new 2-bed leases is in the table. The dearest is Two Towers at AED 135,000.
Finding
Barsha Heights 2-bed adverts ask less per sq ft than new tenants signed.
Asking rent per sq ft against signed rent per sq ft
247 2-bed adverts on 16 Oct 2026 ask a median AED 72 a sq ft. New leases signed for AED 84.
Finding
A new 2-bed tenant in Barsha Heights pays 20% more than a renewing one for the same home.
New lease against renewal: same building, same bedrooms, size within 15%
Median new lease AED 94,000 (721 leases); renewal AED 83,375 (1,844). The percentage compares the same homes; the two medians mix buildings. Renew or move →
2-bedroom apartments in Barsha Heights, building by building
AED a year, medians of Ejari leases 16 Oct 2025–15 Oct 2026. Size and per sq ft cover all leases. For rent now: adverts on 16 Oct 2026 matched by building name (approximate).
| Building | New lease | Renewal | Size sq ft | AED / sq ft | Leases | For rent now |
|---|---|---|---|---|---|---|
| Madison Residency | 115,000 | 105,000 | 1,307 | 84 | 57 | – |
| Fahad 2 | 125,000 | 110,000 | 1,234 | 94 | 58 | – |
| Two Towers | 135,000 | 120,000 | 1,550 | 81 | 112 | – |
2-bedroom apartments at a similar rent elsewhere
| Area | New lease | Size sq ft | Leases |
|---|---|---|---|
| Al Furjan | 95,000 | 1,237 | 1,497 |
| Al Satwa | 95,000 | 1,211 | 769 |
| Jumeirah Village Triangle | 95,000 | 1,143 | 215 |
| Al Khail Heights | 95,000 | 1,361 | 118 |
| Oud Metha | 92,400 | 1,326 | 378 |
| Al Jafiliya | 90,999 | 1,049 | 32 |
| Al Barsha 1 | 90,000 | 1,171 | 1,582 |
| Mankhool | 90,000 | 1,270 | 752 |
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Questions
How much is a 2 bedroom in Barsha Heights?
A 2-bed in Barsha Heights rents for AED 94,000 a year (AED 7,833 a month). This is the median of 721 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 85,000 and AED 122,182. Renewing tenants pay AED 83,375. Adverts ask AED 90,000.
What is the monthly rent of a 2 bedroom in Barsha Heights?
About AED 7,833 a month, from a median new lease of AED 94,000 a year (721 new Ejari leases, 16 Oct 2025–15 Oct 2026).
How big is a 2 bedroom in Barsha Heights?
The median new 2-bed lease in Barsha Heights is for 1,209 sq ft.
Is Barsha Heights expensive for a 2 bedroom?
A new 2-bed lease in Barsha Heights is 2% above the Dubai median of AED 92,000.
Which is the cheapest 2 bedroom building in Barsha Heights?
Madison Residency: median new 2-bed lease AED 115,000 (57 leases). Next: Fahad 2 AED 125,000, Two Towers AED 135,000.
Where is a 2 bedroom cheaper than Barsha Heights?
Close in price and cheaper: Oud Metha AED 92,400, Al Jafiliya AED 90,999, Al Barsha 1 AED 90,000, Mankhool AED 90,000.
How we worked it out, and the limits
Updated 21 Oct 2026. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it. A figure needs 10 or more leases. A page needs 30 or more.
Full method: 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.