03.09.2025
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What is it about? Al Barsha is a new district in Dubai, attracting not only tourists but also people interested in permanent residence, real estate investment and business.
What makes it attractive? The district attracts with its well developed infrastructure, excellent transport accessibility, and numerous educational institutions for children of all ages. The investment climate is very good, with opportunities for business development.
In western Dubai lies a cosy, attractive and rather large district known as Al Barsha. It combines several residential neighbourhoods and complexes with developed infrastructure. It is popular among families with children, as well as landlords and tenants.
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The Al Barsha district in Dubai is currently undergoing active development. A major highway divides it in the middle into two parts — Al Barsha and Al Barsha South. Highways also surround the district on all sides, ensuring excellent transport accessibility and connectivity with other areas of the city.
Two major highways run to the northwest — Sheikh Zayed Road (Dubai's main highway) and Sheikh Mohammed bin Zayed Road.
Dubai Motor City lies to the south. The district is separated from the southwest by Jumeirah Village Road. However, the large number and proximity of highways should not be concerning. The district is quite peaceful and quiet.
The ongoing active housing construction helps keep property prices low compared to neighbouring, older locations. Therefore, couples with families readily settle here, and wealthy foreigners rent apartments. For entrepreneurs frequently visiting the UAE, Al Barsha in Dubai is also considered a highly attractive location.
An additional advantage for family living is the presence of educational institutions. They provide education following the American curriculum system, as well as some others, and ensure graduates can continue their studies at major universities worldwide.
For cultural pastime, it is recommended to pay attention to the art galleries located here.
Regarding any famous attractions, one should not expect to find them in this district. Instead, tourists and residents have access to the largest shopping and entertainment centre, Mall of the Emirates. Its unique feature is the presence of a full-fledged indoor ski resort, Ski Dubai.
Besides the lack of significant attractions, it is worth noting the area's distance from beaches. For many, this will be a significant drawback of the district.
The district began development relatively recently. It differs from other parts of Dubai primarily in its low-rise buildings and absence of futuristic architecture. Nevertheless, the new houses harmonise well with each other and maintain a unified style. There aren't many tourists here, making the district very quiet and peaceful.
There are 5 main residential districts: Al Barsha 1, Al Barsha 2, Al Barsha 3, Barsha Heights and Al Barsha South. The first quarter has medium-rise buildings and is the most densely populated. It is located near the Mall of the Emirates and the metro station of the same name, and borders Sheikh Zayed Road.
Apartments are the most accessible property option here. For purchasing apartments, one should consider Murad Tower, Barsha Valley and Zee Zee Tower residential complexes. The residents have access to swimming pools, numerous recreation areas and sports facilities. The developed infrastructure ensures high living comfort.
Among apartments, one- and two-bedroom options are most popular. More expensive apartments with up to 6 bedrooms are also available.
Thus, there is a wide choice of options: from compact studios to quite spacious apartments for living. The cost of residential property is currently relatively low. However, the district is new, and the situation may change in the future. Many houses are still under construction, making it advantageous to purchase property here not only for long-term residence but also for resale and rental.
Al Barsha apartments cost on average from 174,200 to 408,500 USD. The minimum price for a fully furnished 37 sq m studio is currently about 71,000 USD, while the most luxurious villa in the same district will cost 3,811,000 USD. The yield on residential property ranges from 2.6% for an 8-bedroom mansion to 7% for a small studio.
The districts of Al Barsha 1 and Barsha Heights are most saturated with commercial properties. These areas are popular primarily among entrepreneurs and people wishing to work close to home.
Image source: Farrukh Zahid / unsplash.com
In turn, Al Barsha 2, Al Barsha 3 and Al Barsha South districts are more suitable for families with children. Apartments there are cheaper, and even 3-bedroom villas are in good demand.
It's worth noting that in some areas only UAE residents can purchase residential property, for example, in the Al Barsha districts 1–3. The exception is Al Murad Tower complex, where foreigners can also purchase apartments.
In particular, 45 sq m studios are offered for 156,500 USD and two-bedroom apartments of 115 sq m for 257,300 USD. Residential properties in Al Barsha South and Barsha Heights are fully available to foreigners. The minimum cost of local 28 sq m studios is 89,900 USD.
The landlords of the property may be management companies operating in the area. In this case, apartments and houses must be owned by these management companies. Usually, residents pay for a year in advance.
By arrangement with the landlord, rent can be paid monthly or quarterly. The minimum annual payment in Al Murad Tower complex is 10,900 USD.
All residential complexes have nurseries and schools available. The latter offer both full-time and distance learning formats. State educational institutions allow UAE residents to attend classes free of charge.
Foreigners have access to several private education options. Among people from the former USSR, American and British curriculum systems are the most popular.
The education here differs significantly from the post-Soviet one. Students not only acquire knowledge but also develop comprehensively as individuals. Most educational institutions teach foreign languages and various sports disciplines. Art classes and extracurricular activities are also quite common.
There are more than 50 nurseries in the area, which is quite enough to choose from in terms of educational programmes and cost. You can also rely on reviews. Almost all preschool institutions offer transfer services. Keep in mind that it's best to choose a nursery as close to home as possible, as young children find it difficult to endure journeys longer than 15 minutes.
It's worth mentioning the Cherry Town nursery, located in Al Barsha 1. There, preschoolers are taught according to the British EYFS programme, which is why, among other reasons, this nursery attracts many parents.
Kings School operates in Al Barsha 3 and is also very popular. It implements a similar British curriculum. In addition to school education, nursery services are provided for children aged 3–5 years.
Those who prefer the American/IB system should consider GEMS Dubai American Academy. The annual tuition fee there is 22,500 USD. A similar education system is implemented in ASD, DNS and Al Mawakeb schools.
The area is distinguished by the presence of schools not only with British and American but also with Canadian and even Indian curricula. All systems are aimed at the comprehensive development of a person, taking into account individual personality.
Investing in residential property in the district is highly profitable — the average rental yield is 5–7% per annum. Compared to other Dubai locations, this indicator is very high. As prices for new Al Barsha properties are already rising, the cost in the secondary housing market will also increase in the future.
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The rapid development of the district, high return on investment and attractiveness to buyers make this place appealing to investors as well. There are plans for further construction of residential complexes that will meet the needs of various categories of people.
The development strategy also involves opening new shopping centres and boutiques to attract shopping enthusiasts. The already built City Center Al Barsha complex aspires to become a full-fledged district attraction. There are many shops and establishments there for any taste and budget.
Municipal authorities plan to improve transport infrastructure as well. As part of the programme, existing routes will be optimised and new ones will be created. These measures will increase the accessibility and convenience of using a car. Additionally, there are plans to improve green areas and parks to enhance comfort for residents and visitors of the district.
Within the overall development strategy, special attention should be paid to the development and creation of new attractions and tourist facilities. This will help increase the tourist flow and enhance Al Barsha's attractiveness in the eyes of tourists from all over the world.
Given the prospective plans, it will be interesting to observe their implementation over the coming years.
Barsha Heights location was initially created with an emphasis on technology and media technologies. This attracted business. As a result, numerous offices, commercial and high-tech complexes appeared here. It is in Barsha Heights that a favourable environment for entrepreneurs has been formed.
Other areas of the district are also attractive for business due to their strategic location and diversity of commercial facilities. Both small shops and large shopping centres can be found there. This draws close attention from both entrepreneurs and local residents.
The district features excellent transport accessibility. Both private and public transport options can be used to visit it. Most often, people reach the district by metro. This type of transport is considered the most popular in Dubai, and the Al Barsha district is not excluded from the city flows.
Local residents and guests have access to two metro stations in Al Barsha — Mall of the Emirates and Sharaf DG. Bus routes J01 and F32 run through the southern part of the district. Residents of this location prefer to take buses to get to the Internet City metro station and then follow their desired route.
The district abounds with medical and diagnostic institutions. Aster clinics, Mediclinic Parkview, and IMC medical centre are very popular. Emergency care can be received, for example, at the Saudi German Hospital and Al Zahra Hospital. These institutions are located near Al Barsha.
In conclusion, we'll note again the presence of numerous entertainment centres in the district that are attractive for all kinds of tourists and residents. The unique Dubai Butterfly Garden, that allows visitors to enjoy all the splendour of nature, is also located there.
Convenient location and excellent transport accessibility make the district a true gateway to the emirate. Al Barsha allows for a comfortable exploration of both Dubai itself and other landmark places outside the city. From this district, it's easy to reach practically any other district of the emirate.
You can also visit Dubai Marina and Dubai Mall, among others. A visit to the western part of the city will be especially interesting, as tourists are offered the best of the Middle East there.
Living in Al Barsha will also be very comfortable. The complexes provide a cosy and friendly atmosphere. Each area has its specifics, which will be appreciated by both lovers of noisy nightlife and families with children seeking peace and quiet.
Article header image source: Farrukh Zahid / unsplash.com
