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

Barsha Heights

5 buildings with sales · 43 sales and 717 new leases in 12 months · 65 homes planned to 2028

The typical Barsha Heights 2 bed yields 7.7% gross at AED 1.42M (AED 1,161/sqft), 1.4 points above Dubai. The pipeline equals 3% of the homes let today.

As of 2026-10-12, Barsha Heights's median gross yield for 2 bedroom apartments is 7.7% across 5 buildings (DLD + Ejari).

2 bedroom apartments · typical price

1.42MAED

AED 1,161/sqft · +2.5% on a year

Gross yield
7.7%
Rent a year, typical
AED 131,250
Sales, 12 months
43

Leaders

Highest yield
Fahad 2· 11.5%
Most traded
Madison Residency· 11
Screen Barsha Heights buildingsCompare areasEvery building, A to Z ↓Create client report

Is a 2 bed in Barsha Heights a good investment?Yields well above the Dubai median and little new supply coming, with nothing to watch

  1. Does it pay a good rent?7.7% gross at the typical 2 bed, against 6.3% across Dubai7.7%Strength
  2. Are rents going up?September’s new leases at AED 84/sqft a year, 96 a year earlier-12.4%Context
  3. Are prices going up?The typical 2 bed is up 2.5% on a year+2.5%Fair
  4. Can I sell easily?43 sales in 12 months, 71st of 89 Dubai areas43Context
  5. Is a lot being built?65 homes planned 2026–28, equal to 3% of the 2,492 let today3%Strength
  6. Does the building matter?2 bed yields run from 7.2% to 10.4% across 4 buildings: which tower matters as much as the area3.2 ptsContext

Readings use published thresholds · 2 bed medians across buildings · data to 12 Oct 2026

How each reading works →

Which Barsha Heights building?4 buildings with 5+ sales, ranked

#BuildingGross yieldPrice12-month changeSales
1Fahad 211.5%AED 1.11MAED 928/sqft+2.5%9
2Madison Residency8.0%AED 1.42MAED 1,147/sqft-1.0%11
3Two Towers BRent from the wider project7.5%AED 1.80MAED 1,161/sqft+4.3%9
4National Bonds Plazanot yet letAED 1.41MAED 1,350/sqftno prior year10
5Two Towers ARent from the wider project7.1%AED 1.90MAED 1,226/sqftunder 5 sales in a year4

Top yields often rest on few sales: check the Sales column

Every building, A to Z ↓

Barsha Heights prices and rents by unit typeA two-bed costs about AED 1.42M and rents for about AED 131,250 a year

TypeMedian priceRent a yearGross yield12-month changeSales
Studio5 buildingsAED 913,7272,234/sqftAED 57,0005.5%0.0%71
1 bed4 buildingsAED 1.15M1,946/sqftAED 68,0003.3%-15.3%40
2 bed5 buildings · this pageAED 1.42M1,161/sqftAED 131,2507.7%+2.5%43
3 bed1 buildingAED 14.86M2,612/sqft———3

Medians across buildings with sales in the 12 months to 12 Oct 2026 · rent is the typical building’s registered annual rent

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

TypePlanned 2026–28 against homes letPrices fell inRents fell in
Studio85% · 365––
1 bed14% · 320––
2 bed3% · 65––
3 bed1% · 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

80859095100105Sep 24Feb 25Jul 25Dec 25May 26Sep 26New leases, Sep 24: 93New leases, Oct 24: 90New leases, Nov 24: 95New leases, Dec 24: 93New leases, Jan 25: 96New leases, Feb 25: 89New leases, Mar 25: 93New leases, Apr 25: 93New leases, May 25: 88New leases, Jun 25: 95New leases, Jul 25: 93New leases, Aug 25: 97New leases, Sep 25: 96New leases, Oct 25: 101New leases, Nov 25: 94New leases, Dec 25: 92New leases, Jan 26: 94New leases, Feb 26: 88New leases, Mar 26: 89New leases, Apr 26: 92New leases, May 26: 89New leases, Jun 26: 82New leases, Jul 26: 87New leases, Aug 26: 87New leases, Sep 26: 8484
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

  1. Studio5.5% (4.3–7.1)
  2. 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.

Prices in Barsha Heights, month by month · all apartmentsMonthly median price per sqft

AED/sqft, rolling 3-month median
Median price per sqft across every registered apartment sale 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

DateBuildingTypeSize, sqftPrice, AEDAED/sqft
12 Oct 2026The First Central1 bed471AED 1.05M2,223
12 Oct 2026National Bonds Plaza1 bed744AED 1.12M1,500
7 Oct 2026Madison Residency2 bed1,307AED 1.35M1,033
6 Oct 2026Citadines Metro Central Hotel Apartments1 bed592AED 1.07M1,800
5 Oct 2026Sky CentralStudio297AED 773,5132,606

Latest registered rental contracts

StartsBuildingTypeSize, sqftRent, AED/yrAED/yr/sqft
10 Oct 2026Madison ResidencyStudio653AED 62,00095
10 Oct 2026Madison Residency1 bed733AED 70,00095
9 Oct 2026Franck Muller VanguardStudio460AED 55,000120
7 Oct 2026Madison Residency2 bed1,307AED 80,00061
5 Oct 2026Franck Muller Vanguard1 bed613AED 66,000108

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 5 Barsha Heights buildings with enough registered sales 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 sale price, AED. 10 buildings pinned from Google place records and Apple geocoding; 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.

Every building in Barsha Heights13 buildings with a sale, A to Z

13 buildings

B

C

F

G

M

N

S

T

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

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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 5 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (43 registered sales in the last 12 months). Gross means before service charge, fees and vacancy.
What does an apartment in Barsha Heights cost per square foot?
The median is 1,161 AED/sqft, over registered Dubai Land Department and Ejari records to 2026-10-12.
Are prices in Barsha Heights rising?
The median building moved +2.5% over the last 12 months against the 12 before it. That is a median across 5 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?
5. 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 sale record for Barsha Heights

Record type
Area-level property market record
Data date
Evidence base
43 registered sales represented across 5 directly located eligible buildings; headline scope 5 buildings including child localities
Sources
Dubai Land Department sale transactions and Ejari rental contracts
Canonical record
/sale/2-bedroom-apartments/dubai/barsha-heights
Method
Definitions and calculations

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

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