What is the rental yield in Mas Barsha Residency?

Mas Barsha Residency returns 3.4% gross: a median new-contract rent of AED 95,000 a year (19 Ejari contracts in 12 months) over a price benchmark of AED 2.83M (median of 27 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Mas Barsha Residency cost?

The median registered sale price is AED 2.83M (1,800 AED/sqft), from 27 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What is the registered annual rent for a 2 bedroom in Mas Barsha Residency?

The median new annual rent is AED 95,000, from 19 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

Have registered rents in Mas Barsha Residency risen or fallen?

The median new annual rent changed 0.0% in the trailing 12 months against the previous 12, using 19 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.

Do new tenants in Mas Barsha Residency pay more than sitting ones?

A new tenant pays +14.8% against a renewing one, across 58 renewal contracts in the last 12 months. This compares different new and renewal contract groups, not the same tenancy before and after a move. It is not a permitted rent increase or a guaranteed gain.

Mas Barsha Residency

Under construction · 26% built · handover Q4 2026
18 floors
7 lifts
371 parking bays
1 pool
Master developer M a S

A 2 bed in Mas Barsha Residency costs a median AED 2.83M and rents long-let for AED 95,000/yr (3.4% gross).

2 bed · typical price

2.83MAED

AED 1,800/sqft

Rent a year: AED 95,000
Gross yield: 3.4%

Cost to buy, all inAED 3.01M

Price: AED 2.83M
DLD fee 4%: AED 113,297
Agent 2% + VAT: AED 59,481
Trustee: AED 4,200

Fees repaid by rent22 months

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Is Mas Barsha Residency a good investment?Easy to sell and little new supply nearby; the rent pays below the Dubai median

Does it pay a good rent?3.4% gross, before the service charge (not on file) (Dubai median 6.8%)3.4%Watch
Is it easy to let?99 yearly leases, new and renewed, across 234 units in 12 months42%Fair
Are rents going up?New 2 bed leases: AED 95,000 a year ago, AED 95,000 now0.0%Fair
How fast do fees pay back?AED 176,978 in fees to buy a 2 bed; rent covers it in 1.9 years1.9 yrs
Can I sell easily?59 sales in 12 months, 25% of the tower (0 the year before)59Strength
Is a lot being built nearby?234 apartments are planned in Al Barsha from 2026 to 2028, equal to 2% of the 13,331 homes let there today. A further 110 are past their planned date. Al Barsha supply by year →2%Strength
Did earlier buyers gain?Up 0% for launch buyers, before fees0.0%Context

Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Mas Barsha Residency prices and rents by unit typeA two-bed costs about AED 2.83M and rents for about AED 95,000 a year

Type	Median price	New rent	12-month change	Sales
1 bed108 units · 1,059 sqft	AED 1.91M1,800/sqft	4.3%+0.0 pts	AED 82,5006 contracts	no prior year	25
2 bed114 units · 1,574 sqft	AED 2.83M1,800/sqft	3.4%+0.0 pts	AED 95,00019 contracts	no prior year	27
3 bed12 units · 2,482 sqft	AED 4.47M1,800/sqft	under 5 contracts	under 5 contracts	no prior year	7

Appreciation, rental income and short-term detail, by unit type

Rental income

2 bed · Al Barsha

Gross yield: 3.4%
Median new rent: AED 95,000/yr
Yield vs area median: +0.0 pts
Yield vs Dubai (6.8%): -3.4 pts
Renewal rent: AED 82,714/yr
New tenants pay vs sitting (58 renewals): +14.8%

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Median price paid by year, 2 bed, with fainter bars resting on fewer sales. Too few monthly records in Mas Barsha Residency to draw an honest monthly line.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,800 · before fees

Launch, 2026: 1,800; 0%; 59 sales
Last 12 months: 1,800; today; 59 sales

The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.

No resales match the last 12 months. Try another transaction type, bedroom type or period.

Market context in Al Barsha

Registered sales activity

27 ready apartment sales in the 12 months to 2026-10-12.

-3.8% in median AED/sqft versus the preceding year, supported by 27 current and 23 prior price observations.

Explore sales activity

Planned apartment projects

234 known registered units across 1 pending projects planned within one year of the 2026-07-06 register.

1 projects had already passed their planned date; 0 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

234 apartments are planned in Al Barsha from 2026 to 2028, equal to 2% of the 13,331 homes let there today.

How these are counted

Find service-charge budget evidence for Mas Barsha Residency

Direct locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.

About Mas Barsha Residency

Mas Barsha Residency is an under-construction (26% built) apartment building by M a S in Al Barsha. 59 sales are registered with the Dubai Land Department.

Pinned by Google from the registered name; verify the plot before relying on it.Open in Google Maps

The building, as registered

Floors: 18
Lifts: 7
Parking bays: 371
Pools: 1
Master developer: M a S

Nearest, as registered

Metro: Dubai Internet City
Mall: Mall of the Emirates
Landmark: Burj Al Arab

Mas Barsha Residency: AED 1,800 per sq ft, 52% above Al Barsha's ready median, and a 3.4% gross yield, below the area's median building

The building's own figures against its area's registered market, last twelve months.

Price per sq ft

Median registered sale price, AED per sq ft, last 12 months

Mas Barsha ResidencyAED 1,800
Al Barsha, readyAED 1,184
Al Barsha, off-planAED 1,800
Dubai, readyAED 1,421

Dark: this building. Grey: the area's ready and off-plan medians, and Dubai's ready median. Source: DLD registered sales.

Gross yield against the area's buildings

Axis: gross yield, % of price

Mas Barsha ResidencyAl Barsha median building

Al Barsha3.4% vs 3.4%

Line: the 10th to 90th percentile of 1 buildings in Al Barsha. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Al Barsha, by handover quarter

Nearby in Al Barsha

Every building in Al Barsha →

Prices per sq ft around Mas Barsha Residency, on the map

Pills show median sale price, AED. 2 buildings pinned from Google place records and Apple geocoding · Mas Barsha Residency is the inverted pinOpen in Apple Maps

Al Murad Towers

Al Barsha · 27 sales, 12 months

1.00M

AED, resale median · 1,184/sqft

API - Barsha Residential Tower

Al Barsha · 19 sales, 12 months

3.10M

AED, resale median · 1,803/sqft

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · 2 bed
27 registered sales in 12 months
On record
Rental evidence · 2 bed
19 new and 58 renewal contracts in 12 months · rent source: this building
On record
Service charge
Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.
Not on record
Project register
MAS Barsha Residency: not recorded complete, 26.34% built, planned 2026-11-21 · register data to 2026-07-06
On record
Developer
M a S · delivery record
On record
Building record
DLD building record · data to 2026-10-13
On record
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
Not in the yield

Rent or buy

What owning a 2 bed here costs against renting it, at stated assumptions you can change.

Monthly cost of owning against renting, with your own deposit and rate

Prefilled from Mas Barsha Residency’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of 2026-09-17. Change any figure.

Purchase price, AED

Annual rent, AED

Down payment, %

Residency

More assumptions

Interest rate, % a year

Term, years

Horizon, years

Annual service charge, AED

The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.

Monthly mortgage: 12,595AED; 4.5% over 25 years
Monthly rent: 7,917AED; AED 95,000 a year
Cash needed at purchase: 774,787AED; 20% down plus AED 208,302 in fees

Owning costs AED 200,971 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 4.

Cumulative cost by year: renting (solid) against owning net of a sale that year (dashed), at the assumptions above.

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Common questions

What is the rental yield in Mas Barsha Residency?: Mas Barsha Residency returns 3.4% gross: a median new-contract rent of AED 95,000 a year (19 Ejari contracts in 12 months) over a price benchmark of AED 2.83M (median of 27 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.
How much does a 2 bedroom in Mas Barsha Residency cost?: The median registered sale price is AED 2.83M (1,800 AED/sqft), from 27 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What is the registered annual rent for a 2 bedroom in Mas Barsha Residency?: The median new annual rent is AED 95,000, from 19 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.
Have registered rents in Mas Barsha Residency risen or fallen?: The median new annual rent changed 0.0% in the trailing 12 months against the previous 12, using 19 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.
Do new tenants in Mas Barsha Residency pay more than sitting ones?: A new tenant pays +14.8% against a renewing one, across 58 renewal contracts in the last 12 months. This compares different new and renewal contract groups, not the same tenancy before and after a move. It is not a permitted rent increase or a guaranteed gain.

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Mas Barsha Residency sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 27 registered sales in the last 12 months for the default unit type
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /sale/apartments/dubai/al-barsha/mas-barsha-residency
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Mas Barsha Residency sale prices and yield.” Al Barsha, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/al-barsha/mas-barsha-residency

Stable dataJSON