Area brief · data through 22 October 2026

2-bedroom homes in Barsha Heights

What 2-bedroom homes in Barsha Heights cost, rent for and earn. From 45 DLD sales and 2,270 Ejari rent contracts in the last 12 months.

Source: DLD open data · Information, not financial advice. Not an official DLD product.

#34 of 60 areas for 2-bedroom homes by net yield

Check a listing here All of Barsha Heights

The opportunity

Net yield of 4.22%, against a Dubai median of 4.60%.

The trade-off

The service charge here is AED 15.00 per sqft. At AED 20.00, the net yield falls to 3.78%. Check the building's Mollak invoice.

Net yieldEstimated4.22%After a standard service charge of AED 15.00 per sqft and costs

Evidence

Source: DLD sales and Ejari rent contracts
Sample: 45 sales, 2,270 rent contracts
Period: 12 months to 22 October 2026
How: Rent minus service charge and 5% for vacancy and management, divided by price plus 6% buying costs.
Leaves out: Mortgage interest and tax in your home country.

Gross yieldDerived6.16%Dubai median for this type 3.86%

Evidence

Source: DLD sales and Ejari rent contracts
Sample: 45 sales, 2,270 rent contracts
Period: 12 months to 22 October 2026
How: Median rent divided by median price.
Leaves out: Every cost of owning and buying.

Median ready priceDerivedAED 1.42MAED 1,161 per sqft

Median rent / yrObservedAED 87,401Dubai median AED 77,175

Evidence

Source: Ejari rent contracts
Sample: 2,270 rent contracts
Period: 12 months to 22 October 2026
How: Median of the registered records, so half were above it.

Typical sizeObserved1,307sqft, median of sales

Sales, 12 monthsObserved452,270 Ejari contracts

Evidence

Source: DLD registered sales
Sample: 45 sales
Period: 12 months to 22 October 2026
How: A count of registered records.

How the net yield is built

Median rent a year	AED 87,401
Service charge (AED 15.00 × 1,307 sqft)	−AED 19,605
Vacancy and management (5% of rent)	−AED 4,370
Net rent a year	AED 63,426
Median ready price	AED 1.42M
Buying costs (DLD 4% + agency 2%)	+AED 85,140
Total cost	AED 1.50M
Net yield	4.22%

Try another service charge (AED per sqft)

Service charge: Dubai-wide estimate. The real figure for a building is on its Mollak invoice.

Cash needed to buy at the median price

Show prices in

	Cash buyer	Mortgage, 25% down
Price or down payment	AED 1.42M	AED 354,750
DLD, agency, trustee and bank fees	AED 91,339	AED 108,465
Total cash needed	AED 1.51M	AED 463,215

Month by month with a mortgage

Net rent, after service charge and 5% allowance	AED 5,285
Mortgage payment (4.5%, 25 years)	−AED 5,915
Cash flow per month	−AED 630

Example with 25% down at the median price and rent. Rates change and banks decide; ask yours. Not a forecast.

Other unit types in Barsha Heights

Unit	Net yield	Ready price	Rent / yr	Size, sqft
1-bedroom homes	4.34%	AED 1.13M	AED 66K	729
Studios	5.83%	AED 830K	AED 60K	382

Areas ranked near this one for 2-bedroom homes

All 60 areas for 2-bedroom homes

#	Area	Net yield	Gross	Ready price	Rent / yr
30	Arjan	4.32%	6.45%	AED 1.45M	AED 94K
31	JVC	4.31%	6.33%	AED 1.50M	AED 95K
32	Business Bay	4.27%	5.73%	AED 2.27M	AED 130K
33	City Walk	4.23%	5.20%	AED 4.42M	AED 230K
35	Dubai Creek Harbour	4.20%	5.66%	AED 2.65M	AED 150K
36	Hadaeq MBR District 7	4.20%	5.45%	AED 2.94M	AED 160K
37	La Mer	4.15%	5.16%	AED 3.88M	AED 200K
38	Wasl 1	4.10%	5.24%	AED 2.86M	AED 150K

Questions investors ask

What rental yield do 2-bedroom homes in Barsha Heights earn?

2-bedroom homes in Barsha Heights earn a median gross rental yield of 6.16%: a median rent of AED 87,401 a year against a median ready price of AED 1.42M. After service charges, a 5% allowance and buying costs, the estimated net yield is 4.22%.

How much cash do I need to buy a 2-bedroom home in Barsha Heights?

At the median ready price of AED 1.42M, a cash buyer needs about AED 1.51M including the 4% DLD fee, agency and trustee fees. With 25% down and a mortgage, the cash needed up front is about AED 463,215.

Can a 2-bedroom home in Barsha Heights qualify for a Golden Visa?

The median ready price is AED 1.42M, below the AED 2M property level for the 10-year Golden Visa. Several properties can be combined to reach the level. Confirm the current rules with the GDRFA.

How does Barsha Heights compare with other areas for 2-bedroom homes?

Barsha Heights ranks 34 of 60 Dubai areas by estimated net yield for this unit type. The highest is Motor City at 5.93%.

Talk to a specialist

Get help with Barsha Heights from a RERA-licensed specialist.

Sources: DLD sales (45 for this unit type in the last 12 months) and Ejari rent contracts (2,270), via Dubai Data. Data through 22 October 2026. Fees are typical figures. Source · ZoneIQ gives information, not financial or investment advice. Figures are medians and estimates. Check any unit yourself before you commit.