Barsha Heights · Offices · Dubai

Office space in Barsha Heights, priced by what was paid

Every portal in Dubai shows you what a seller is asking. The Land Department records what a buyer actually transferred. Across 91 registered office sales in this district, those two numbers are not close — and the gap is not where most people look for it.

95 registered sales · AED 313.07M · 942 registered leases · 1 January – 14 July 2026 · Source: Dubai Land Department
The same district, the same 7 months
Off-plan
2,300
AED / sqft · 13 deals
Median ticket AED 4.40M
Median unit 1,913 sqft
1.1×
Ready
2,000
AED / sqft · 82 deals
Median ticket AED 2.60M
Median unit 1,551 sqft

A foot of Barsha Heights office under construction costs 1.1× a foot you can walk into tomorrow. Quoted as one blended average the number describes neither market and misleads both buyers.

What that does to the yield
942 registered office leases in Barsha Heights clear a median of AED 200,000 per year on 1,313 sqft — that is 138 AED/sqft. The tenant pays that rate regardless of when the building was finished. So the purchase price is the only variable.
Ready @ 2,000
6.9%
Off-plan @ 2,300
6.0%
Vacant lets higher than tenanted. The 942 contracts split: 421 new leases at a median 162 AED/sqft, 521 renewals at 124. A ready unit bought empty and let at the new rate reaches 8.1%; the same unit bought with a sitting tenant on a renewal delivers 6.2%. That 1.9-point spread separates two purchases that look identical in a listing.
Gross, before service charge, vacancy, and agency cost — a ceiling, not a forecast. Both figures use the same registered rent, so the ratio between them is the honest part. And the caveat that matters: an off-plan unit earns nothing at all until handover, so its real first-years return is not 6.0% but zero.

Month by month

Median AED/sqft · complete months only, July excluded as partial
MonthDealsMedian AED/sqft
January 2026231,3002,3001.8×
February 2026191,7542,8571.6×
March 2026112,000——
April 2026182,000——
May 202632,200——
June 202681,591——
July 2026122,150——

The median held between 1,591 and 2,200 across 6 complete months — a 38% spread. Any single comparable you are shown sits somewhere in that band, and where it sits is the difference between a fair price and a story.

What AED 2.60M actually buys here

Ready stock · 78 registered sales · whole segment: 91 deals
10th percentile
1.53M
smallest tickets clearing
Median ticket
2.96M
1,653 sqft typical
75th percentile
3.86M
larger-floorplate territory
90th percentile
4.41M
above this is rare

The entry point is where most assumptions break. A tenth of registered sales here cleared under AED 1,530,000, and the top decile starts at AED 4,410,458 — a 3-fold range inside one district and one segment. A quoted “Barsha Heights price” without a size attached to it is not information.

Where the ready money went

Projects with 5+ registered ready sales · median AED/sqft
The One Tower
2,078
Smart Heights
1,297
I - Rise Tower
2,600
Executive Height
1,367

The One Tower alone took 30 of the 78 ready sales — 38% of that side of the district in a single project. Concentration like this matters: when one building sets the median, the “district price” you are quoted is really that building's price.

Barsha Heights against everything else

Median AED/sqft, registered office sales, same window · districts with 10+ deals and registered rent
Trade Centre Second →
4,772
Dubai Maritime City →
3,707
Business Bay →
2,047
Barsha Heights
2,000
Jumeirah Lakes Towers →
1,650

Barsha Heights registered 91 office sales in the period. Business Bay registered 862. Depth is what makes an exit possible: a district that prices itself off hundreds of comparables does not depend on whoever happens to show up.

Every district on this list has its own page, built the same way from the same register. All districts →

A commercial foot against a residential one

Same district, same window
Offices
2,000
91 deals · AED/sqft
Apartments
1,500
35 deals · AED/sqft

A commercial foot in Barsha Heights costs 1.33 times a residential one. That premium is ordinary for a district with real business demand — and it is the number to hold up against any pitch that treats the two as interchangeable.

Questions people actually ask

Answered from the register, not from a brochure
How much does an office cost in Barsha Heights?
Across 91 registered sales between January and July 2026, the median was AED 2,962,700. That median hides the split: ready stock cleared AED 2,599,748 at 2,000 AED/sqft, off-plan cleared AED 4,400,061 at 2,300. The number you should use depends entirely on which of the two markets you are buying in.
Is off-plan more expensive than ready stock in Barsha Heights?
Barely — 1.15x, off-plan 2,300 against ready 2,000. In most Dubai districts that ratio is far wider. Here the two markets price within touching distance of each other, which makes the choice between them a question of timing and income rather than price.
What rent does an office in Barsha Heights actually achieve?
942 registered leases show a median of AED 200,000 per year on a median 1,313 sqft, which is 138 AED/sqft/year. The number splits: 421 new leases sign at 162 AED/sqft, 521 renewals sit at 124 — a vacant unit lets for more than a tenanted one delivers.
What yield will an office in Barsha Heights produce?
Against the registered rate of 138 AED/sqft, ready stock at 2,000 produces roughly 6.9% gross; off-plan at 2,300 produces roughly 6.0%. Both are before service charge, vacancy and agency cost, so treat them as ceilings rather than forecasts. And off-plan earns nothing at all until handover, which the percentage does not show.
Is an office more expensive per foot than an apartment in Barsha Heights?
Yes — 2,000 against 1,500 across 35 registered apartment sales, so 1.33 times. Commercial foot sits above the residential one here, which is worth checking before you assume one is the cheaper way into the district.
How does Barsha Heights compare with other Dubai office districts?
Business Bay 2,047 across 862 deals, Jumeirah Lakes Towers 1,650 across 350 deals, Dubai Maritime City 3,707 across 88 deals, Trade Centre Second 4,772 across 76 deals. Barsha Heights registered 91 sales in the period. Depth matters most when you want to sell: a district with hundreds of comparables gives a valuer something to work with, a district with a dozen does not.
You have the district's numbers. Now the one that matters: is the price you were quoted the price this market pays?
Send the unit you are looking at. You get it checked against the DLD comparables above — what was actually paid in the same building, at the same size, in the same month. Free, no obligation, no subscription.
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Methodology. Every figure is AED per square foot. The DLD export records area in square metres — median 79.0 across the file — and is converted at 10.764 sqft/m², with the unit decided once for the dataset rather than row by row. Offices means PROP_TYPE Unit with sub-type Office: the sub-types labelled “Commercial” and “Industrial” in DLD data are almost entirely land, and mixing them in drags the commercial median from 3,302 to 1,919 across Dubai. USAGE_EN is not used to classify sales — every office in the file is tagged “Residential” in that column. Duplicate transaction numbers are collapsed after filtering to Sales, and Mortgage and Gift registrations are excluded. Rent covers 1 January – 14 July 2026 and comes from registered Ejari contracts, filtered to PROP_TYPE Unit above 200 sqft and AED 30,000 to strip flexi-desks and business addresses. Ejari carries no contract number, so lease records are never de-duplicated: identical amounts registered in the same batch are separate units in separate buildings, and collapsing them understates the median rate by 9%. DLD records sales under marketing district names and Ejari under official community names; the two are matched through shared project names, never by hand. Medians throughout, never averages. Districts below 10 registered sales get no page. Registered transactions only: this is what was paid, not what was asked.
Disclaimer. This analysis reflects the independent opinion of OSNOVA Property, based on publicly available Dubai Land Department data at the time of publication. It is not financial, legal, or investment advice, and does not constitute an offer, recommendation, or guarantee of returns, capital appreciation, or rental yield. Yield figures are gross and illustrative. Past registered transactions are not a reliable indicator of future prices. Property investment carries risk, including loss of capital. Verify all figures independently and take professional advice before committing funds. OSNOVA Property is a licensed brokerage and may act for a party to a transaction discussed here.