What is the rental yield for 2 bedroom apartments in Barsha Heights?

As of 2026-10-12, the median apartment building in Barsha Heights returns 7.7% gross on 2 bedroom apartments, +1.4 pts against the Dubai median of 6.3%, across 4 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (166 registered Ejari contracts in the last 12 months). Gross means before service charge, fees and vacancy.

What do apartments in Barsha Heights rent for per square foot?

The median is 86 AED/sqft a year, over registered Dubai Land Department and Ejari records to 2026-10-12.

Are rents in Barsha Heights rising?

The median building moved +3.9% over the last 12 months against the 12 before it. That is a median across 4 buildings, so individual towers move further in both directions.

Which building in Barsha Heights yields most?

Fahad 2, at 11.5% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.

How many buildings in Barsha Heights does this record cover?

4. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.

2 bedroom apartments for rent · DLD + Ejari data to 12 Oct 2026

Barsha Heights

4 buildings · 166 contracts in 12 months

Last 12 months of rental activity across 4 eligible buildings.

As of 2026-10-12, Barsha Heights's median gross yield for 2 bedroom apartments is 7.7% across 4 buildings (DLD + Ejari).

2 bedroom apartments · typical rent a year

131,250AEDa year

AED 86/sqft a year · +3.9% on a year

Contracts, 12 months: 166

Leaders

Highest yield: Fahad 2· 11.5%
Lowest AED/yr/sqft: Two Towers B· 85

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Every building in Barsha Heights

Annual rents, lowest first. Compare the same bedroom type and check shared rental evidence before judging your rent.

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Median rent, low first · 5+ contracts4 rows


Madison Residency	8.0%+0.2 pts	AED 113,500	87	36	+3.2%
Fahad 2	11.5%+3.7 pts	AED 127,500	98	32	+6.3%
Two Towers BRent from the wider project	7.5%-0.2 pts	AED 135,000	85	49	+3.9%
Two Towers ARent from the wider project	7.1%-0.6 pts	AED 135,000	85	49	+3.9%

Yield deltas are vs the Barsha Heights median (7.7%).

Rents by bedroom type in Barsha Heights

Medians across the buildings above. Open a type to rank those buildings on their own.

Type	Median rent	Gross yield	12-month change	Rentals
Studio	AED 57,000	125	5.5%-2.3 pts	-9.0%	92
1 bed	AED 90,000	86	3.3%-4.5 pts	0.0%	122
2 bed	AED 131,250	86	7.7%+0.0 pts	+3.9%	166
3 bed	AED 180,000	66	—	—	5

Yield deltas are vs the Barsha Heights median (7.7%).

What is coming, and what is movingStudios face the most new supply: 365 planned against 432 let today

Type	Planned 2026–28 against homes let	Rents fell in
Studio	85% · 365	–	–
1 bed	14% · 320	–	–
2 bed	3% · 65	–	–
3 bed	1% · 2	–	–

DLD project register as of 6 Jul 2026 · a planned date is not a delivery forecast

Barsha Heights supply by year →

How these are counted

752 apartments are planned in Barsha Heights from 2026 to 2028, equal to 13% of the 5,585 homes let there today.

Planned completions are apartment units in projects the Land Department register lists as neither complete nor cancelled, by the year of the registered completion date. Projects already past that date and projects without one are counted separately, not spread over future years. Leases are every registered new and renewed apartment lease in the area in the last 12 months. A planned date is not a delivery forecast.

Each building counts once per bedroom type when it has at least five ready sales (or five new leases) in both the last 12 months and the 12 before. Its change is its own median price per sqft (or annual rent) now against then, so the mix of buildings that happened to trade cannot move it. Off-plan sales are left out.

Sales and leases to 12 Oct 2026. Neither figure is a forecast, a vacancy rate or a price index. Methodology

Rents from every lease, yields building by buildingNew-lease rents −12.4% per sq ft on a year; 2 bed homes yield 7.7% gross at the median building

New-lease rents, month by month

Median rent of new leases, AED per sq ft per year

All bedroom types; months with fewer than 20 new leases are left off. Source: Ejari.

Gross yield, building by building

Axis: gross yield, % of price

Median building

Studio5.5% (4.3–7.1)
2 bed7.7% (7.2–10.4)

Dot: the median building. Line: 10th to 90th percentile. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Rents in Barsha Heights, month by month · all apartmentsMonthly median rent per sqft

AED/yr/sqft, rolling 3-month median

Median rent per sqft per year across every registered new rental contract in Barsha Heights, as a rolling 3-month median. The band along the bottom is monthly volume.

The records behind these figures

The latest registered sales and rental contracts in Barsha Heights, as filed. Off-plan sales are flagged.

Latest registered sales

Date	Building	Type	Size, sqft	Price, AED
12 Oct 2026	The First Central	1 bed	471	AED 1.05M	2,223
12 Oct 2026	National Bonds Plaza	1 bed	744	AED 1.12M	1,500
7 Oct 2026	Madison Residency	2 bed	1,307	AED 1.35M	1,033
6 Oct 2026	Citadines Metro Central Hotel Apartments	1 bed	592	AED 1.07M	1,800
5 Oct 2026	Sky Central	Studio	297	AED 773,513	2,606

Latest registered rental contracts

Starts	Building	Type	Size, sqft	Rent, AED/yr
10 Oct 2026	Madison Residency	Studio	653	AED 62,000	95
10 Oct 2026	Madison Residency	1 bed	733	AED 70,000	95
9 Oct 2026	Franck Muller Vanguard	Studio	460	AED 55,000	120
7 Oct 2026	Madison Residency	2 bed	1,307	AED 80,000	61
5 Oct 2026	Franck Muller Vanguard	1 bed	613	AED 66,000	108

New contracts only, so a renewal capped by RERA is not read as the market rate. Sales exclude the outliers the methodology names. A size or a per-square-foot figure the recorded area cannot support is left blank rather than guessed.

About the Barsha Heights figures

This record covers the 4 Barsha Heights buildings with enough registered Ejari contracts for a median to mean anything; 1 more has recorded activity but too little to report. Gross yields inside the area run from 7.1% to 11.5%, so the 7.7% median says much less about any one building than the building table does. The Dubai Land Department registers Barsha Heights as Al Thanyah First. The Dubai median for comparison is 6.3%, over the same 12-month window of Dubai Land Department and Ejari records to 2026-10-12.

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Where Barsha Heights is

Pills show median annual rent, AED. 5 buildings pinned from Google place records; verify a plot before relying on it.Open in Apple Maps

Compare towers within a project

Projects with at least two buildings that meet this record’s publication criteria. Each comparison uses the same locality and sale or rental evidence as this page.

Two Towers · 2 towers

Every building in Barsha Heights7 buildings with a rental contract, A to Z

7 buildings

F

Fahad 2115k
Franck Muller Vanguard65k

M

Madison Residency70k

T

The First Central44k
The One Tower2 rental contracts · no page—
Two Towers A123k
Two Towers B123k

Typical rent a year, AED, 12-month median; AED per sqft where a building has no unit figure · “no page”: too few rental contracts for a median that means anything

Common questions

What is the rental yield for 2 bedroom apartments in Barsha Heights?: As of 2026-10-12, the median apartment building in Barsha Heights returns 7.7% gross on 2 bedroom apartments, +1.4 pts against the Dubai median of 6.3%, across 4 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (166 registered Ejari contracts in the last 12 months). Gross means before service charge, fees and vacancy.
What do apartments in Barsha Heights rent for per square foot?: The median is 86 AED/sqft a year, over registered Dubai Land Department and Ejari records to 2026-10-12.
Are rents in Barsha Heights rising?: The median building moved +3.9% over the last 12 months against the 12 before it. That is a median across 4 buildings, so individual towers move further in both directions.
Which building in Barsha Heights yields most?: Fahad 2, at 11.5% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.
How many buildings in Barsha Heights does this record cover?: 4. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.

2 bedroom apartments rental record for Barsha Heights

Record type: Area-level property market record
Data date: 2026-10-12
Evidence base: 166 registered rental contracts represented across 4 directly located eligible buildings; headline scope 4 buildings including child localities
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /rent/2-bedroom-apartments/dubai/barsha-heights
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “2 bedroom apartments for rent in Barsha Heights.” Data to 2026-10-12. https://dubaiwealthindex.com/rent/2-bedroom-apartments/dubai/barsha-heights

Source: Dubai Land Department open data. Data to 12 Oct 2026. Area figures are medians across the buildings listed above, not a separate calculation.