Districtالبرشاء
Al Barsha
Mid-rise flats and villas around Mall of the Emirates: central, metro-served, practical and cheaper than the beach strip. Barsha 1 for flats, Barsha 2–3 for villas, Barsha South for new freehold.
practicalmetromallmixed
8.9
1BR rentReport
AED 70k/yr
Bayut annual / quarterly market reports · 2025-06
3BR villa rentReport
AED 220k/yr
Bayut annual / quarterly market reports · 2025-06
Sale priceEstimate
AED 1,100/sqft
Editorial estimate · 2025-06
Price trend (YoY)Estimate
+10%
Editorial estimate · 2025-06
Commute to hubEditorial
25 min
Where to Live editorial assessment · 2025-10
Top-rated schoolsOfficial
4
KHDA school inspection ratings · 2025
All data
Estimate 7Report 4Official 6Editorial 10— hover a row for the note; the methodology page explains each kind.
People & place
| Population | 85,000 | Estimate | Editorial estimate · 2024 |
| Area | 11 km² | Estimate | Editorial estimate · 2023 |
| Ownership | Mixed | Official | Dubai Law No. 7 of 2006 and freehold area regulations · 2025 |
Renting
| Studio rent | AED 50k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 1BR rent | AED 70k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 2BR rent | AED 95k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 3BR villa rent | AED 220k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| Cost of living | AED 4,000/mo | Estimate | Editorial estimate · 2025-09 |
Buying
| Sale price | AED 1,100/sqft | Estimate | Editorial estimate · 2025-06 |
| Price trend (YoY) | +10% | Estimate | Editorial estimate · 2025-06 |
| Gross yield | 6.5% | Estimate | Editorial estimate · 2025-06 |
| Service charge | AED 12/sqft | Estimate | Editorial estimate · 2025 |
Getting around
| Metro / tram | Yes | Official | RTA Dubai Metro / Tram network · 2025 |
| Commute to hub | 25 min | Editorial | Where to Live editorial assessment · 2025-10 |
| Traffic | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Jobs access | 5/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Walkability | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
Schools & health
| Schools nearby | 12 | Official | KHDA school inspection ratings · 2025 |
| Top-rated schools | 4 | Official | KHDA school inspection ratings · 2025 |
| Hospitals | 5 | Official | Dubai Health Authority facility directory · 2025 |
Environment
| Beach | 1/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Parks | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Noise | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Density | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Safety | 5/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| August high | 41 °C | Official | National Center of Meteorology climate normals · 2024 |
| Humidity | 4/5 | Editorial | Where to Live editorial assessment · 2025-10 |
Pros & cons
- +Two metro stations and Mall of the Emirates
- +Mid-market rents in a central location
- +Good schools and Saudi German / Al Zahra hospitals
- −Unremarkable streetscape
- −Parking pressure in Barsha 1
- −Villas in Barsha 2–3 are large but old
Residents say
Nurses, teachers and mid-level managers rate it the most practical district in Dubai.
Expat communities: Indian, Pakistani, Filipino, Arab, British (editorial, largest first)