Barsha Heights Area Guide

Barsha Heights, formerly known as Tecom, is a mixed-use neighborhood in Dubai that blends residential, commercial, and hospitality spaces. Covering around 9 million square feet, it’s strategically located along Sheikh Zayed Road, with easy access to Dubai Internet City, Palm Jumeirah, and Mall of the Emirates.

The area is home to a wide range of office buildings, hotels, and mid- to high-rise apartment towers, making it popular with both professionals and businesses. Known for its affordability and central location, Barsha Heights attracts residents who want to live close to work without the high costs of nearby upscale districts. With metro connectivity and a growing mix of dining and retail options, it offers convenience and a lively urban atmosphere.

Barsha Heights Location

Barsha Heights Dubai Video Guide and Map Overview

Barsha Heights enjoys a central location in Dubai, situated right along Sheikh Zayed Road. It borders key business zones like Dubai Internet City and Dubai Media City, with fast access to neighborhoods such as Al Barsha, Dubai Marina, and The Greens. Its convenient location makes it ideal for professionals working nearby and residents who want quick access to schools, malls, and major highways.

Connectivity

Barsha Heights is easily accessible by both private and public transport. The Dubai Internet City Metro Station (Red Line) is nearby, offering seamless connectivity to major business hubs and residential communities. The area is also served by multiple bus routes and connects directly to Sheikh Zayed Road and Hessa Street for smooth travel across the city.

Barsha Heights connectivity overview

Barsha Heights Sub-Communities

Barsha Heights is made up of several residential and commercial buildings, each with its own character and features. While not divided into traditional sub-communities like larger master-planned areas, the district includes clusters of hotel apartments, office towers, and residential buildings that cater to different lifestyle needs.

All Buildings in The Barsha Heights Area

Barsha Heights features a balanced mix of residential, commercial, and mixed-use buildings. High-rise apartment towers offer a range of rental and ownership options, while office buildings cater to small and mid-sized businesses. Many towers combine living, working, and hospitality spaces under one roof, making the area ideal for professionals seeking convenience and affordability in a central Dubai location.

Nearby Neighborhoods

Barsha Heights is surrounded by several key neighborhoods that add to its appeal. To the west lies Dubai Marina, famous for its waterfront lifestyle and vibrant dining scene. Just south is Al Barsha, known for shopping destinations like Mall of the Emirates and family-friendly communities. Nearby Dubai Internet City and Media City offer thriving business hubs focused on technology and media industries. Together, these areas provide a diverse mix of work, leisure, and residential options close to Barsha Heights.

Barsha Heights offers a varied real estate market with a mix of mid-rise residential towers, office buildings, and hotel apartments. The community appeals to professionals, families, and investors looking for affordable options in a central location. With good rental demand and convenient access to nearby business hubs, Barsha Heights provides a practical choice for those wanting a balance between work and lifestyle.

Residential Buildings in Barsha Heights

The residential options in Barsha Heights range from budget-friendly apartments to well-appointed mid-range towers. Many buildings feature amenities like gyms, swimming pools, and secure parking. The area attracts working professionals, small families, and long-term tenants who value proximity to Dubai Internet City, Media City, and other key workplaces.

Commercial Buildings in Barsha Heights

Barsha Heights is home to several commercial office buildings designed for startups, SMEs, and regional companies. These offices offer flexible layouts, modern facilities, and easy access to transport links such as the Dubai Internet City Metro Station. The neighborhood’s mix of residential and commercial spaces makes it a convenient base for businesses and employees alike.

Upcoming Projects in Barsha Heights

Although Barsha Heights is largely developed, a few new projects and refurbishments are being introduced to modernize older buildings and expand residential and commercial offerings. These upcoming developments aim to enhance the area’s appeal with updated features, improved amenities, and more variety in living spaces. The upgrades support continued interest from tenants and investors seeking value in a central Dubai location.

A table with upcoming projects in Barsha Heights

Properties for Sale in Barsha Heights

Barsha Heights features mainly mid-rise apartment buildings offering studios, 1-bedroom, and 2-bedroom units, with a few larger apartments available in select towers. These properties are popular among investors for their steady rental yields and among residents for their affordability and prime location near major business hubs. Buildings typically come with gyms, pools, covered parking, and 24-hour security.

Living expenses in Barsha Heights are generally moderate by Dubai standards. Monthly costs—including rent, utilities, groceries, and transport—usually range between AED 6,000 and AED 12,000, depending on apartment size and lifestyle.

The area presents good value for buyers and investors looking for well-connected, income-generating real estate in central Dubai.

Sales Transaction Trends in Barsha Heights

Over the past 12 months, Barsha Heights (Tecom) recorded a total of 183 residential property sales, reflecting a 4.6% increase in transaction volume. The total sales value reached AED 409.4 million, marking a significant 123.4% rise compared to the previous period. 

The average price per square foot stood at AED 1,920, showing an 18.4% increase, which highlights growing demand and investor confidence in this centrally located community. Below, you can see some of the most recent sale transactions in Barsha Heights:

Latest completed sales transactions in Barsha Heights

The data is sourced from DLD but has been refined to remove outliers and irregular cases, so the figures may vary slightly from those on the official DLD website.

Average Price Trends in Barsha Heights

Property prices in Barsha Heights have experienced steady growth over the past year, supported by consistent rental demand and its strategic location near major business districts. The area remains attractive to both investors and end-users seeking affordable yet central options. The figures below highlight recent pricing trends across different unit types in both ready and off-plan properties.

Average Property Prices in Barsha Heights

These figures reflect recent trends in both completed and off-plan properties in Barsha Heights. Prices can vary depending on the unit’s size, location, and stage of development.

Properties for Rent in Barsha Heights

Barsha Heights offers a wide range of rental options, from cozy studios to spacious two- and three-bedroom apartments. Most buildings are equipped with essential amenities like gyms, pools, and covered parking. The area’s central location and close proximity to business zones like Internet City and Media City make it a popular choice for professionals and small families.

Rental Trends in Barsha Heights

Renting in Barsha Heights gives residents access to affordable apartments in a well-connected neighborhood. With nearby metro access, local shops, restaurants, and business hubs, it’s a practical location for tenants seeking both value and convenience in daily life.

Monthly Rental Price Trends in Barsha Heights

Average Rental Price in Barsha Heights

Rental prices in Barsha Heights differ by apartment size, with studios starting at around AED 69,000 per year and larger units, such as four-bedroom apartments, reaching up to approximately AED 190,000 annually. The community offers affordable options for those looking for convenient living close to key business hubs and transport links.

Average annual rental prices in Barsha Heights

These figures are based on property listings and market trends from the past 12 months.

Hotels in Barsha Heights

Barsha Heights hosts a range of hotels, including well-known international brands and cozy boutique stays. These hotels mainly serve business travelers and visitors seeking convenient access to nearby hubs like Dubai Media City and Dubai Internet City, making it a practical choice for both short and extended stays.

Barsha Heights provides a comfortable and convenient lifestyle with plenty of amenities to meet daily needs. The community features fitness centers, parks, cafes, and a wide selection of restaurants, creating a balanced environment for work, relaxation, and socializing. Its close proximity to major business hubs adds to its appeal for residents looking for both convenience and leisure.

Fitness & Wellness in Barsha Heights

Residents can enjoy several gyms, yoga studios, and outdoor areas for exercise and sports within Barsha Heights. These facilities support a healthy, active lifestyle, making it easy to stay fit without leaving the neighborhood.

Grocery Stores & Retail in Barsha Heights

Barsha Heights offers a good mix of retail options, including supermarkets, convenience stores, and local shops that cover everyday essentials. The community also has several cafes and eateries, while nearby hubs like Dubai Marina and Mall of the Emirates provide easy access to a wider range of shopping, dining, and entertainment options.

Childcare & Education in Barsha Heights

Barsha Heights is a family-friendly community with access to a variety of childcare and educational facilities. Parents can find reputable nurseries that focus on early childhood development, providing safe and engaging spaces for young children to learn and grow. For school-aged kids, several well-regarded schools nearby offer international curricula, helping families ensure a quality education close to home.

Nurseries

Barsha Heights has several nurseries that focus on early childhood care and development. These centers provide safe, nurturing environments where toddlers and young children can learn through play and interaction. Many nurseries in the area follow recognized curricula and offer programs designed to support social, emotional, and cognitive growth.

Schools

Barsha Heights is close to several reputable schools that cater to a wide range of curricula, including British, American, and International Baccalaureate (IB) programs. Many of these schools are located in neighboring Al Barsha, offering easy access for families living in the area.

Options like Dubai Heights Academy, GEMS Al Barsha National School, and Dubai International Academy provide strong academic programs alongside extracurricular activities, making Barsha Heights a convenient location for parents seeking quality education for their children.

Healthcare in Barsha Heights

Barsha Heights provides residents with convenient access to a range of healthcare services, including clinics, pharmacies, and wellness centers. Nearby facilities such as the Saudi German Hospital and Mediclinic in Dubai Media City offer specialized medical care. Local pharmacies and healthcare providers within the community make it easy for residents to address everyday health needs close to home.

Transportation & Parking in Barsha Heights

Barsha Heights is well connected, with the Dubai Internet City Metro Station on the Red Line nearby, making it easy to reach key parts of Dubai. The community is also served by several RTA bus routes and is close to major roads like Sheikh Zayed Road and Al Khail Road, offering smooth access to areas such as Dubai Marina, Jumeirah, and Downtown Dubai. 

Parking is available in most residential and commercial buildings, as well as in dedicated public lots. While parking spaces are generally sufficient, demand can rise during peak times. The area features pedestrian-friendly sidewalks and crossings, and taxis, Uber, and Careem are widely used for convenient travel.

Pet Friendliness in Barsha Heights

Barsha Heights is a pet-friendly neighborhood with various veterinary clinics and pet care services nearby, such as Dubai Veterinary Clinic and Animal Talk Clinic. Residents can enjoy walking their pets in green spaces and parks like Barsha Pond Park, which welcomes leashed pets. Many residential buildings in Barsha Heights also accommodate pets, making it a comfortable place for pet owners to live and enjoy an active lifestyle with their furry friends.

Beaches Near Barsha Heights

Barsha Heights is not located directly on the coastline, but several popular beaches are just a short drive away. Jumeirah Beach is nearby, offering beautiful views and a vibrant atmosphere perfect for relaxing or water activities. Kite Beach attracts outdoor lovers, especially those into kite surfing and beach sports. For a trendy spot with plenty of shops and dining options, La Mer is an excellent choice. If you prefer a quieter, more peaceful beach experience, Black Palace Beach provides a secluded escape surrounded by nature.

Parks in Barsha Heights

Barsha Heights offers a nice balance between urban living and green spaces. The community features several small parks and landscaped areas perfect for jogging, walking, or relaxing outdoors. Barsha Pond Park, located close by, is a popular spot with walking trails, picnic areas, and playgrounds, making it a favorite for families and fitness enthusiasts. Nearby larger parks like Al Barsha Park also provide more space for sports, leisure, and community events, giving residents plenty of options to enjoy nature and outdoor activities.

Dining & Entertainment in Barsha Heights

Barsha Heights is known for its diverse dining and entertainment scene, offering plenty of options for casual meals, social gatherings, and family outings. The neighborhood features a variety of international restaurants, cozy cafés, and casual eateries that suit different tastes and budgets, making it a popular spot for residents and visitors alike.

Restaurants & Cafés in Barsha Heights

From quick bites to relaxed dining experiences, Barsha Heights offers an extensive selection of restaurants and cafés. You can find everything from Middle Eastern and Asian cuisine to Western comfort food. Popular spots include establishments like Reem Al Bawadi, Shakespeare and Co., and Sarabeth’s, many of which provide outdoor seating to enjoy the community’s pleasant atmosphere.

Nightlife in Barsha Heights

While Barsha Heights isn’t known for a wild nightlife scene, it offers several stylish lounges and bars where residents can unwind after a busy day. Places like Lock, Stock & Barrel and The Scene provide a lively yet relaxed environment with music and good food, perfect for casual evenings with friends.

Cultural & Entertainment Highlights Near Barsha Heights

Barsha Heights is conveniently located near several notable entertainment and cultural spots:

• Dubai Media City Amphitheatre – Just minutes away, hosting live performances and community events.

• Mall of the Emirates – Around 4 km (2.5 miles) from Barsha Heights, offering world-class shopping, dining, and entertainment including Ski Dubai.

• Jumeirah Beach Residence (JBR) and The Walk – About 7 km (4.3 miles) away, providing a vibrant beachfront promenade with shops, restaurants, and outdoor activities.

These attractions make Barsha Heights a well-rounded community with easy access to diverse lifestyle options.

Air Quality in Barsha Heights

Barsha Heights typically experiences moderate air quality, similar to other urban neighborhoods in Dubai. As a busy mixed-use area with significant vehicle traffic and ongoing development nearby, occasional fluctuations in air quality can occur, especially during peak hours or dusty weather. However, the presence of green spaces and good ventilation between buildings helps maintain a livable environment for residents and office workers.

Barsha Heights is a well-established neighborhood offering a blend of residential towers, commercial spaces, and hospitality options. Its appeal lies in its strategic location, affordability, and diverse community. While it’s an attractive choice for young professionals and small families, there are a few factors to weigh depending on your lifestyle needs.

Opportunities:

• Central location with easy access to Sheikh Zayed Road and Hessa Street

• Affordable property prices compared to neighboring areas

• A wide range of eateries, shops, and services within walking distance

• Strong rental demand due to proximity to major business hubs like Dubai Internet City and Media City

Challenges:

• Limited recreational spaces within the community

• Peak-hour traffic and busy internal roads

• Older buildings may lack modern amenities

• Street parking can be scarce in high-traffic zones

Overall, Barsha Heights remains a convenient and cost-effective choice in Dubai’s real estate landscape, with room for both investment and comfortable urban living.

Curious about what Barsha Heights has to offer? Here are some frequently asked questions to help you understand the lifestyle, amenities, and opportunities in this dynamic Dubai neighborhood.

1. What makes Barsha Heights popular?

Barsha Heights is well-known for its wide variety of restaurants and convenient access to major shopping destinations.

2. How many hotels are available in Barsha Heights?

Barsha Heights offers around 70 hotels and other types of accommodations to suit different needs.

3. Is Barsha Heights considered a city?

Barsha Heights, previously called Tecom, is a vibrant urban neighborhood within Dubai, situated along Sheikh Zayed Road near Dubai Marina and Jumeirah Beach Residence.

4. What types of properties are available in Barsha Heights?

The area features a mix of residential and commercial properties, including studio apartments, one- to three-bedroom units, office spaces, and serviced apartments.

5. Is Barsha Heights a good place to live for professionals?

Yes, Barsha Heights is especially popular among working professionals due to its proximity to business districts like Dubai Internet City and Media City, as well as easy metro access.

6. Is Barsha Heights good for investment?

With its central location, steady rental demand, and mix of residential and commercial spaces, Barsha Heights offers solid rental yields and potential for long-term value growth.

7. Is Barsha Heights well-connected by public transport?

Yes, the area is well-served by the Dubai Metro, with Dubai Internet City station nearby, along with several RTA bus routes that connect to key destinations across the city.

8. Is the Mercure Hotel a good place to stay in Barsha Heights?

Yes, the Mercure Hotel in Barsha Heights is a popular choice for both business and leisure travelers. It offers modern rooms, multiple dining options, and easy access to the metro and nearby business districts.