officially Al Thanyah First
AED 1,244/sqft
+47.5%
+2%
18%
6.6%
22
A typical residential sale here is AED 1,166,017 for about 665 sqft, from 2,836 recorded sales.
Prices here have moved +47.5% across the 208 months (Apr 2009 – Aug 2026) of Land Department records we hold — a pace of +2% a year if it continued.
That is the whole 208 months of records for this area, expressed as an annual pace. It averages across every cycle in that period, so it describes the long run rather than the market today. Treat it as history, not a forecast.
Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.
Off-plan
AED 978/sqft
522 recorded sales
Ready
AED 1,260/sqft
2,314 recorded sales
Off-plan trades 22% below completed homes here. A single blended figure would sit between the two and describe neither.
Median size and price for every bedroom count with at least 15 recorded sales. Dubai Land Department records a room count on nearly every sale, so this is a breakdown of real transactions rather than an estimate.
Rent is matched by size here, not bedroom count, so the column is what homes of that sizeactually let for — the question behind the question, answered from real contracts. Ejari does also carry a bedroom count on most tenancies, and the rent-by-bedroom figures on this page read that field directly.
| Size | Typical home | Typical price | Per sqft | Typical rent | Sales |
|---|---|---|---|---|---|
| Studio | 516 sqft | AED 730,000 | AED 1,301/sqft | AED 60,000/yr 216 tenancies | 1,007 |
| 1 bed | 645 sqft | AED 1,261,999 | AED 1,760/sqft | AED 71,000/yr 836 tenancies | 904 |
| 2 beds | 1,344 sqft | AED 1,300,000 |
Every other figure on this page is about homes that sold. This is the standing stock, from the Land Department’s unit register.
Registered units
8,943
In Al Thanyah First, from the Land Department's register of flats.
Freehold
96%
8,571 of 8,943 units with a recorded ownership type.
Typical size
986 sqft
Median of the 8,842 units that record one.
By size of home
From 5,749 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 78,000/yr
for ~986 sqft
Rent per sqft
AED 82/sqft
per year
Renewals
68%
of contracts
Contracts
5,749
last 12 months
What it costs to rent here
Median annual rent, by size of home.
A year’s rent against what that size of home actually sold for in Barsha Heights over the same twelve months — both from registered records.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| Studio | AED 830K | AED 60,000/yrby bedroom · 216 new lets | 7.2% | 33 |
| 1 bed | AED 1.13M | AED 71,000/yrby bedroom · 836 new lets | 6.3% | 38 |
| 2 beds | AED 1.53M | AED 95,000/yrby bedroom · 702 new lets | 6.2% | 36 |
| 3 beds | AED 12.93M | AED 140,000/yrby bedroom · 83 new lets | 1.1% | 10 |
The best gross yield here is on a studio at 7.2%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.
a studio rents for a median AED 60,000/yr, a 1-bedroom for AED 71,000/yr, a 2-bedroom for AED 95,000/yr, a 3-bedroom for AED 140,000/yr. These are medians of tenancy contracts registered with Ejari in Barsha Heights over the last twelve months — what tenants agreed to pay, not advertised asking rents. This table matches rent to homes by floor area, which every Ejari contract records. Ejari carries a bedroom count on most contracts too, and the rent-by-bedroom figures on this page read that field rather than inferring it from size.
Closest to Al Thanyah First on median price per square foot. Areas with fewer than 10 recorded sales are left out, because a median drawn from a handful of deals is not worth comparing against.
Babylon Tower
Heritage Real Estate Development L.L.C
Executive Height
DAMAC PROPERTIES CO (L.L.C)
Fahad 2
ALFAHAD HOLDING REAL ESTATES INVIESTMENTS - PSC - DUBAI BRANCH
First Central
T F G REAL ESTATE L.L.C
Grand Central
T F G REAL ESTATE L.L.C
I - Rise Tower
REALTY CAPITAL MIDDLE EAST FZ-LLC
Icon Tower
AL JAWI INVESTMENT (L. L. C)
Madison Residency
Deyaar Development (P.J.S.C)
Metro Central
T F G REAL ESTATE L.L.C
| AED 980/sqft |
| AED 95,000/yr 702 tenancies |
| 813 |
| 3 beds | 2,890 sqft | AED 2,662,200 | AED 1,115/sqft | AED 140,000/yr 83 tenancies | 107 |
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
Matched to tenancies by floor area, so this is what homes of each size actually let for. Ejari does also record a bedroom count on most contracts — the rent-by-bedroom table below reads that field directly. Renewing tenants pay about 15% less per sqft than someone signing a new lease here.
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a studio here reads 8.2% instead of 7.2%, because it prices the home at AED 730K — the median across every sale on record — rather than the AED 830K it costs today. Every figure above uses the same twelve months on both sides.
What it returns after service charges
We hold no filed budget for this one, so this starts from a placeholder rather than a measurement — it’s on the service charge invoice, or on RERA’s Service Charge Index. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| Studio | AED 7,742 | AED 52,258 | 7.2% | 6.3% |
| 1 bed | AED 9,680 | AED 61,321 | 6.3% | 5.4% |
| 2 beds | AED 20,165 | AED 74,836 | 6.2% | 4.9% |
| 3 beds | AED 43,355 | AED 96,645 | 1.1% | 0.7% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
The median residential sale price in Barsha Heights is AED 1,244/sqft, which works out at about AED 1.17M for a typical 665 sqft home. That is a median of 2,836 sales actually registered with the Dubai Land Department, not of asking prices.
Gross yields in Barsha Heights run about 7.2% on a studio, 6.3% on a 1-bedroom, 6.2% on a 2-bedroom, 1.1% on a 3-bedroom, dividing a year of registered rent by what that size actually sold for over the same twelve months. Smaller homes yield more. These are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Mostly, but not entirely. 8,571 of the 8,943 units with a recorded tenure in Barsha Heights are freehold, so foreign ownership is possible in most buildings here and not all — check the specific title before committing.
18% of the 2,836 registered sales in Barsha Heights were off-plan, and the rest were completed homes. The two trade at different prices, so a single blended price per square foot for the area would describe neither.
3,342 sales
AED 1,155/sqft
-7%