Based on 3 community and 32 building reviews
Al Barsha sits in western Dubai between Sheikh Zayed Road (E11) and Sheikh Mohammed Bin Zayed Road (E311), which places it between the coast and the city's inland corridors. The area feels grounded and low-rise, with apartment towers staying under twelve floors and quieter villa streets tucked behind the busier commercial stretches.
The community splits four ways. Al Barsha 1 is the busiest, packing mid-rise apartments, hotel apartments, restaurants, and retail around Mall of the Emirates. Al Barsha 2 and 3 are mostly villa districts with wider plots and a slower pace. Al Barsha South adds newer residential projects alongside Dubai Science Park and several international schools.
It works for professionals commuting to Dubai Media City or Dubai Internet City and for families and budget-conscious renters who want more space than the coastal communities offer at the same rent. One genuine draw is the food: dozens of casual restaurants serve generous portions without the price jump you hit in neighbouring areas.
The Mall of the Emirates and InsuranceMarket stations on the Red Line serve Al Barsha 1 directly, with Dubai Marina, DIFC, and Downtown all under 25 minutes.
Prices of properties for sale in Al Barsha range from AED 500K to AED 90M, with a median of AED 3.35M. A total of 83 listings are available. 44 properties have been listed for sale in Al Barsha over the past 30 days. Across all listings, 75% are verified and 75% are listed by SuperAgents.
3
4
2,583 sqft
Villa
Barsha South Villas, Al Barsha South, Al Barsha, Dubai
1
1
809 sqft
Apartment
Al Murad Tower, Al Barsha 1, Al Barsha, Dubai
3
3
1,914 sqft
Apartment
Marriott Residences Sheikh Zayed Road, Al Barsha 1, Al Barsha, Dubai
2
3
1,518 sqft
Apartment
Marriott Residences Sheikh Zayed Road, Al Barsha 1, Al Barsha, Dubai
6
7+
15,000 sqft
Villa
Al Barsha 2 Villas, Al Barsha 2, Al Barsha, Dubai
10,000 sqft
Land
Al Barsha 2, Al Barsha, Dubai
2
3
1,286 sqft
Apartment
Marriott Residences Sheikh Zayed Road, Al Barsha 1, Al Barsha, Dubai
3
3
1,576 sqft
Villa
Al Barsha 2 Villas, Al Barsha 2, Al Barsha, Dubai
173 sale transactions were recorded in Al Barsha over the past 12 months, marking a 8.8% increase YoY.
The data displayed is based on average prices and sizes of all in Al Barsha.
See all TransactionsAl Barsha sits in western Dubai between Sheikh Zayed Road (E11) to the north and Sheikh Mohammed Bin Zayed Road (E311) to the south, with Barsha Heights and Al Sufouh as its immediate neighbours. It's divided into Al Barsha 1, 2, 3, and Al Barsha South, and each section feels a little different. Mall of the Emirates anchors the retail and entertainment side of the area, while the surrounding streets are lined with affordable restaurants known for generous portions and low prices.
For transport, Al Barsha 1 is directly served by Mall of the Emirates Metro Station and InsuranceMarket on the Red Line. From there, residents can get to Dubai Marina, DIFC, and Downtown in under 25 minutes. Buses also run through the community and connect to JVC, The Greens, and Al Quoz. Feeder buses cover Al Barsha South and Barsha Heights too.
If you want quick food, Papa John's is one of the closest options, roughly a five-minute drive from the centre of the community. Man'oushe Street is about the same distance away and serves Lebanese flatbreads. Box Potatos and Doner & Gyros are in a similar range, and KFC and Pizza Hut cover familiar international picks too.
For a sit-down meal, On The Wood is a little further into the neighbourhood and is known for generous mixed grills and pasta dishes. Donaza and Sultan Al Arab are both under ten minutes by car and suit residents after reasonably priced Middle Eastern food. Al Romansiah is a little further out for traditional Saudi cuisine, while Caspian Kabab is roughly the same distance for Persian grills. Yalu Jiang Barbecue and Kapadokya Turkish Kitchen are both reachable in under ten minutes by car, adding Chinese-style barbecue and Anatolian dishes to the mix.
Al Barsha gives families access to a strong school corridor with British, American, Indian, and IB curricula. Several established schools are reachable within a short drive, so you don't have to trade location for choice.
Families in Al Barsha can reach several reputable schools in under ten minutes by car.
Dubai Schools Corporation Al Barsha follows the American curriculum and holds an Acceptable KHDA rating. The school caters to students from FS1 through to Year 6, with annual fees in the range of AED 30,000–54,000. Its compact campus focuses on small class sizes and strong pastoral care, which makes it especially appealing to younger families in the area.
GEMS World Academy offers the IB programme from early years through the diploma and holds a KHDA "Very Good" rating. Annual fees typically fall between AED 71,000 and 123,000. Its purpose-built campus includes dedicated arts and athletics wings, which helps it stand out from many neighbouring schools.
Lycee Francais Jean Mermoz South offers a French curriculum for students from Pre-K through Grade 12, with annual tuition ranging from approximately AED 45,000 to 72,000. The school is known for its extensive extracurricular program and modern STEM facilities.
Several nurseries operate close to Al Barsha and accept children from as young as three months. Blossom Nursery Al Barsha and Redwood Montessori Nursery both serve the immediate community, covering ages three months through four years and offering flexible half-day or full-day sessions.
For higher education, the University of Wollongong in Dubai and Murdoch University Dubai sit in the nearby Dubai Knowledge Park and Dubai International Academic City. Each is reachable in roughly a ten-minute drive. Al Barsha itself has limited on-site university options, so most residents heading to campus will need to factor in that short commute.
| School name | Curriculum | Fee range | Distance | KHDA rating |
|---|---|---|---|---|
| Dubai Schools Corporation L.L.C Albarsha | American | 31K - 54K | 1.2 km | Acceptable |
| GEMS World Academy | International Baccalaureate | 71K - 123K | 1.2 km | Very good |
| Smart Vision School | UK | 32K - 78K | 1.7 km | Not inspected due to COVID 19 |
| Lycee Francais Jean Mermoz South L.L.C | French | 45K - 72K | 1.8 km | Not inspected yet |
| Dubai Heights Academy | UK - UK/IB - International Baccalaureate (1 | 49K - 97K | 1.8 km | Not inspected due to COVID 19 |
| Al Mawakeb School Al Barsha L.L.C | American | 16K - 25K | 1.9 km | Good |
| GEMS Founders School - Dubai Branch | UK | 25K - 37K | 2.0 km | Very good |
| GEMS Albarsha National School - Dubai Branch | UK | 45K - 67K | 2.1 km | Not inspected due to the COVID 19 |
| Brighton College Dubai L.L.C | UK | 71K - 118K | 2.3 km | Very good |
| Bloom World Academy L.L.C | International Baccalaureate | 48K - 85K | 2.4 km | Good |
| Dubai International Academy Albarsha | International Baccalaureate | 53K - 96K | 2.5 km | Very good |
| Next Generation School L.L.C | American | 25K - 49K | 2.6 km | Not inspected due to COVID 19 |
| Dubai National School L.L.C | American | 24K - 40K | 2.8 km | Good |
| Repton Al Barsha Fz-Llc | UK | 54K - 90K | 3.1 km | Very good |
| Al Arqm Private School | Ministry of Education | 9K - 18K | 3.1 km | Acceptable |
| JSS International School L.L.C | Indian | 17K - 44K | 3.2 km | Very good |
| American School Dubai | American | 61K - 89K | 3.4 km | Good |
| Nord Anglia International School L.L.C | UK - UK/IB | 70K - 105K | 3.7 km | Outstanding |
| GEMS Dubai American Academy - Dubai Branch | American - International Baccalaureate | 66K - 93K | 3.7 km | Outstanding |
| GEMS Wellington International School - Dubai Branch | UK - UK/IB - International Baccalaureate (1 | 48K - 103K | 3.8 km | Outstanding |
| Australian International School - Dubai L.L.C | Australian | 52K - 90K | 3.9 km | Good |
| Dubai International Academy L.L.C | International Baccalaureate - International Baccalaureate (1 | 45K - 80K | 4.0 km | Outstanding |
| Kings School Al Barsha L.L.C | UK | 58K - 115K | 4.0 km | Outstanding |
| Regent International Private School L.L.C | UK | 49K - 104K | 4.2 km | Very good |
| Dhruv Global school | Indian | 18K - 26K | 4.2 km | Acceptable |
| Emirates International School L.L.C. | UK - UK/IB - International Baccalaureate (1 | 39K - 82K | 4.5 km | Very good |
| Horizon International School L.L.C | UK | 39K - 73K | 4.6 km | Very good |
| The International School of Choueifat | SABIS (UK/US) | 22K - 42K | 4.7 km | Acceptable |
| Safa Community School | UK - UK/IB | 54K - 89K | 4.8 km | Outstanding |
Residents get direct access to Sheikh Zayed Road and Al Khail Road. Getting around is fairly straightforward, but most people still rely on buses, ride-hailing apps, or short drives for daily travel.
Al Barsha is served by Insurance Market and Mall of the Emirates Metro Stations on the Red Line, connecting riders to Dubai Marina, Downtown Dubai, and other areas along Sheikh Zayed Road.
Three RTA bus stops serve the immediate area. Al Barsha 2, Street 43 is about a ten-minute walk from the center of the community. Al Barsha 3, Street 42B is within a five-minute walk, and Al Barsha 2, Street 43, Park 3 sits roughly five to six minutes on foot. These routes link to the metro stations, Mall of the Emirates, and other points along Al Barsha's main corridors.
Taxis and ride-hailing services like Careem and Uber operate freely throughout Al Barsha. Pickups are generally quick because of the area's central location and grid-style street layout.
i love the place where i can be live peacefully
a month ago
I lived in Al Barsha 1 for about a year, right next to Mall of the Emirates, and honestly, it's a mixed bag. Having a major mall on your doorstep sounds great, but most established communities in Dubai have one nearby anyway, so it's not a standout perk. What it does bring is a serious traffic problem. During peak hours, congestion around the area used to be intense - back in 2023–2024, there was no direct entrance to Mall of the Emirates from Sheikh Zayed Road, so all the traffic funneled through Al Barsha's streets. It's improved since then, but it's worth knowing about. The real highlight for me is the food scene. Even now, I regularly come back to Al Barsha with friends, colleagues, and family just to eat. The restaurants offer a proper dining experience - generous portions at genuinely reasonable prices. You can get a great meal for around 40 AED, which is surprising given the tourist footfall from the mall. For whatever reason, business owners here haven't rushed to inflate prices, and that's a rare thing in Dubai. In terms of character, Al Barsha isn't a flashy neighborhood. There are no skyscrapers - all the towers are under twelve floors - and it has a more grounded, residential feel. That said, its location on the map is fantastic. You can reach Marina, Business Bay, JVC, and other key areas with ease. Like most communities in Dubai, it falls short on parks and green space. There's a small lake near Mall of the Emirates, but I wouldn't call it a proper park. As for property, the buildings are owned and managed by Emirati landlords, so purchasing isn't an option. This also tends to affect rental pricing - building owners often raise rents in alignment with one another, meaning you won't find dramatic price differences from one building to the next.
7 months ago
It's a perfect place for shopping, and for working family, since all the public transportation is close
7 months ago
Al Barsha 1
No pool and gym and the building is old
a month ago
Al Barsha South 3
Everything is handled well. I"my satisfied. Mr. Nithin doing his duty well.
3 months ago
Sand Dunes
this building is awful. NO parking - the landlord rented out the car park, if you rent there you have to pay to park. Building is full of cockroaches. Last year 4 months no AC - landlord blocked tenants and would not reply. Little to no maintenance. after the rain, no water for a week, no lifts for 5 weeks plus. Building is full of bed spaces and partitions, building related to this goes on at all hours sometimes 1130pm. Horrendous building - please avoid.
2 years ago
Rose 2
Well secured building but needs to maintain
3 years ago
Manazil 01
Excellent service from the building staff and facilities is amazing. Management is so friendly to deal for renting out the property.
3 years ago
Al Shaya Building
Clean and not crowded building security is friendly overall experience 5 ⭐️
3 years ago
Ask Local Experts
Browse answers from top community agents about living, buying, renting, and investing in this area.
All questions (6)
Anonymous
17 days ago
2 answers
How do apartment prices in Al Barsha compare to nearby Al Sufouh?
6 answers
Featured answer
Al Sufouh are generally substantially more expensive to buy than comparable apartments in Al Barsha.
4 days ago
4 answers
Apartment prices in Al Barsha are generally more affordable than in nearby Al Sufouh, while Al Sufouh tends to have higher prices because of its proximity to the beach, Dubai Marina, and premium residential areas.
16 days ago
Anonymous
17 days ago
2 answers
What's the traffic situation like on Al Barsha's internal roads during peak hours?
6 answers
Featured answer
Al Barsha’s internal roads can become noticeably congested during peak hours, although the severity varies by exact part of Al Barsha and the school/office calendar. RTA has also been making improvements around Umm Suqeim Street and Al Barsha, including major junction and tunnel works intended to increase capacity and reduce travel times. Morning: 7:00–9:00 AM — congestion builds as residents head toward Sheikh Zayed Road, Al Khail Road, Umm Suqeim Street and nearby schools. School drop-off: roughly 6:30–8:30 AM, with some internal residential streets becoming slow around school entrances. Afternoon: around 2:00–3:30 PM, school pick-up can create localized congestion. Evening: 5:00–8:00 PM — generally the heavier commuter period, particularly around connections to Sheikh Zayed Road and Umm Suqeim Street. Historical reporting specifically identified Al Barsha's narrow internal roads and traffic-light intersections as bottlenecks
4 days ago
4 answers
Traffic on Al Barsha’s internal roads can be quite heavy during peak hours, especially around residential streets, schools, Mall of the Emirates, and connections to Sheikh Zayed Road. Expect slower movement and occasional congestion during morning and evening rush hours.
16 days ago
Anonymous
4 days ago
2 answers
Are older independent villas in Al Barsha 2 and 3 suffering from massive DEWA electricity bills?
We are looking to rent a sprawling 5-bedroom villa in Al Barsha 2. The house is older, featuring high ceilings and older split-AC systems. A friend living nearby warned me that uninsulated roofs and aging AC units in these independent villas can drive summer DEWA bills above 5,000 AED per month. Is this typical?
4 answers
Featured answer
Yes, in older independent villas in Al Barsha 2 and 3, DEWA bills can be quite high during the summer, especially with older split AC units, high ceilings, poor insulation, and large villa areas. However, AED 5,000+ per month is not necessarily the standard. I would recommend checking the villa’s previous 12 months of DEWA bills to confirm the actual average and summer peak before making a decision.”
3 days ago
6 answers
Yes, older independent villas in Al Barsha 2 and 3 are highly prone to massive DEWA electricity bills, particularly during the peak summer months. Unlike newer master-planned communities that often utilize energy-efficient building materials or centralized district cooling, the older, sprawling, standalone villas in Al Barsha rely entirely on direct DEWA electricity to power their individual air conditioning systems. Because cooling accounts for an estimated 60% to 70% of a villa's total electricity bill in Dubai.
3 days ago
Anonymous
4 days ago
2 answers
How loud is the school run traffic surrounding Kings’ School and American School of Dubai?
The villa we like in Al Barsha 3 sits close to the major school cluster. We leave for work around 7:30 AM. Do parent drop-off queues and school buses completely freeze the internal residential roundabouts between 7:15 AM and 8:00 AM?
4 answers
Featured answer
Yes, school-run traffic can be quite heavy around Kings’ School Al Barsha and the Al Barsha school cluster during the morning drop-off period. The area is known for congestion, and parent drop-offs can create queues on surrounding residential roads. However, it would be too strong to say the internal roundabouts are completely frozen every day from 7:15–8:00 AM. For a villa in Al Barsha 3, I would expect noticeable traffic around school start time, with the worst congestion depending on the exact street and proximity to the school gates.
3 days ago
6 answers
Peak Times: The noise and congestion spike sharply during standard drop-off (approx. 7:00 AM – 8:00 AM) and pick-up hours (approx. 2:00 PM – 3:00 PM). Sound Sources: Elevated noise comes from queuing cars, honking, accelerating vehicles in tight residential or arterial pockets, and idling air conditioning units in stationary traffic. Mitigation: The Roads and Transport Authority (RTA) has implemented ongoing infrastructure upgrades—such as lane widenings, improved drop-off zones, and designated drive-through options—which help keep vehicles moving and reduce prolonged engine idling directly outside the gates.
3 days ago
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Ask local experts about pricing, daily life, schools, buildings, transport, or investment potential in this community.
Al Barsha has a broad residential mix, from low-rise apartment towers in Al Barsha 1 to standalone villas across Al Barsha 2, Al Barsha 3, and Al Barsha South. Most buildings in Al Barsha 1 stay below twelve floors, so the area feels mid-rise rather than high-rise. The villa districts are quieter, with wider plots and private driveways along residential streets.
Al Barsha 1 has most of the apartment stock, and a few buildings come up more often than others. Al Murad Tower, Mas Barsha Residency, and Manazel Al Barsha are among the best recognized. Unit sizes run from studios for rent in Al Barsha of roughly 400–500 sq ft up to three-bedroom apartments exceeding 2,000 sq ft.
Al Murad Tower is a freehold building by Emaar with studios, one-bedroom, and two-bedroom apartments, plus wooden floors, a pool, and a gym. Mas Barsha Residency is a newer off-plan project in Al Barsha with one-bedroom to three-bedroom units sized from around 950 to 2,480 sq ft.
If metro access matters more to you, Manazel Al Barsha provides one-bedroom and two-bedroom apartments within walking distance of Mall of the Emirates metro station.
Other notable options include Palacio Residence, Art Residence, and Zee Zee Tower, all with studios to two-bedroom apartments, covered parking, and 24-hour security. Sale prices in Al Barsha 1 are lower for a studio in Al Murad Tower, which makes it generally more affordable than comparable units in Dubai Marina or Barsha Heights.
Explore: Apartments for rent in Al Barsha, Apartments for sale in Al Barsha
If you're looking for larger homes, Al Barsha 2 and Al Barsha 3 are the main villa areas. Plots there are typically around 12,000–15,000 sq ft. In Al Barsha 2 Villas, homes range from five-bedroom to seven-plus-bedroom layouts on large plots. The 93-94 Avenues compound in Al Barsha 2 has recorded recent transactions for four-bedroom and five-bedroom villas.
Al Barsha 3 Villas follow a similar pattern, with five to ten-plus-bedroom properties on generous plots. Closer to the commercial core, Al Barsha 1 includes the Village 33 compound, where three-bedroom and four-bedroom villas in Al Barsha sit on plots of roughly 4,500–5,600 sq ft. Barsha South Villas adds three-bedroom to five-bedroom homes with private gardens.
These villa communities make sense for larger families who want to stay close to Mall of the Emirates and schools like Al Mawakeb and Dubai International Academy Al Barsha without living in a dense apartment setting.
Explore: Villas for rent in Al Barsha, Villas for sale in Al Barsha
Al Barsha 1 has a cluster of hotel apartment buildings along Sheikh Zayed Road and its service roads. Marriott Residences Sheikh Zayed Road is an off-plan branded-residence project with two-bedroom and three-bedroom units sized from roughly 1,280 to 2,185 sq ft.
DoubleTree by Hilton Hotel also provides serviced apartment options, with amenities that include a pool, gym, and on-site dining. These properties tend to suit investors after hotel-managed rental returns, as well as residents who want a fully serviced setup with housekeeping and concierge included.
Al Barsha works well for families who want school access and affordable rents compared with nearby communities. It's also a practical choice for working professionals commuting to Media City or Dubai Internet City. If you want extensive green space, beachfront living, or a car-free routine, though, it may not be the best fit, because daily life here still leans heavily on driving despite the metro links.
Al Barsha is one of Dubai's most well-rounded communities, with a central location, various properties, top schools, hospitals, and great shopping. It's popular with both families and working professionals.
Al Barsha is roughly a fifteen-minute drive from Dubai Hills Estate, and the commute between both communities takes 16 minutes by car on average.
Al Barsha suits families who want schools, supermarkets, and Mall of the Emirates on their doorstep, as well as working professionals commuting to Media City or Dubai Internet City. The low-rise character and affordable dining add to its residential appeal. It's less ideal for anyone who prioritizes waterfront living, large parks, or a quiet nighttime atmosphere, since the streets around the mall can get congested during peak hours.
Al Barsha's apartment market draws steady rental demand thanks to its metro access and proximity to major employers. Apartments for sale in Al Murad Tower, for example, transact at roughly AED 1,000–1,400 per sq ft, while rental yields for one and two-bedroom units in the area generally sit in the mid-to-high single digits. That said, returns vary by building and unit type, so buyers should compare specific listings and recent transactions before committing.
Al Barsha includes designated freehold areas where property can be owned outright by residents and overseas buyers. Al Murad Tower and select other buildings in Al Barsha 1 are registered freehold, and villas for sale in Al Barsha 2 and Al Barsha 3 are also available on a freehold basis for GCC buyers. Ownership eligibility depends on the specific plot or building, so it's important to confirm the title status before purchasing.
Al Barsha 1 is the busiest sub-community, filled with mid-rise apartment towers, hotels, restaurants, and the Mall of the Emirates. Al Barsha 2 and Al Barsha 3 are quieter, primarily villa neighborhoods with larger plots and a more residential feel. Al Barsha South, further inland, is a newer area that includes Dubai Miracle Garden and Butterfly Garden.
Al Barsha 1 is directly served by two stations on the Red Line: Mall of the Emirates and Insurance Market. From either station, residents can reach Dubai Marina, DIFC, or Downtown Dubai in under 25 minutes without a car transfer.
Al Barsha sits south of Sheikh Zayed Road and has a mix of apartments and villas with a more grounded, neighborhood feel. Barsha Heights (Tecom) is on the opposite side of the highway, closer to Dubai Internet City, and is dominated by taller commercial and residential towers. Rents in Barsha Heights tend to be similar to Al Barsha 1 apartments, but the lifestyle is more office-oriented with fewer family villas.
