Barsha Heights and Al Barsha: living centrally on Sheikh Zayed Road

In short: Barsha Heights, formerly known as Tecom, is a dense district of office and residential towers on Sheikh Zayed Road, between the Marina and Downtown. Next door is Al Barsha with Mall of the Emirates and the Ski Dubai indoor slope. For investors Barsha Heights is a solid rental district; in Al Barsha itself many villas are not open to foreigners.

Location and access

Barsha Heights lies on the inland side of Sheikh Zayed Road, opposite Dubai Internet City and Media City. Dubai Marina is about ten minutes away, Downtown about 15 to 20 minutes. Two Red Line metro stations are right next to the district – a big advantage over many inland residential areas. Behind it begin The Greens and, to the south, Al Barsha South with Arjan and Dubai Science Park.

From Tecom to Barsha Heights

The district was built in the 2000s under the name Tecom, after the government company that also developed the Internet City and Media City free zones. It was later renamed Barsha Heights – in everyday life you hear both names. Closely packed towers were built with offices, hotels and apartments, intended for the many employees of the neighbouring free zones.

Right next door lies Al Barsha, an established residential area with villas and apartment buildings. It’s best known for Mall of the Emirates with the indoor ski slope Ski Dubai.

Living in Barsha Heights

• Transport: Metro on the doorstep, quick trips to the Marina, the free zones and Downtown.
• Shopping: Mall of the Emirates plus numerous supermarkets and restaurants.
• Work: Offices in the district and the free zones opposite.
• Atmosphere: Urban and dense, little greenery, but everything within walking distance.
• Families: Schools are in Al Barsha and the surrounding area.

Buying an apartment in Barsha Heights

In Barsha Heights you buy apartments in towers, mostly from studios to two or three bedrooms. Most buildings are complete and date from the 2000s and early 2010s. Barsha Heights is a freehold area.

What matters

• Freehold status: Straightforward in Barsha Heights; in Al Barsha itself many villas and older buildings are not open to foreigners.
• Metro proximity: Buildings near the stations let better.
• Building condition: Older towers may need refurbishment – check the lobby, lifts and air conditioning.
• View: A view of the Palm or the sea is rare and in demand.

How buying in Barsha Heights works

In Barsha Heights you mostly buy ready, second-hand homes. The process is clearly regulated and often takes only a few weeks once you agree:

1. Check: viewing on site or by video, plus a look at service charges, condition and any existing tenancy.
2. Sale agreement: buyer and seller sign the standard contract of the regulator RERA (Form F); a 10 percent deposit is usual.
3. No objection certificate: the developer confirms with an NOC that no service charges are outstanding.
4. Transfer: payment and transfer of ownership take place at a Registration Trustee of the Dubai Land Department; you receive the title deed.

You’ll find every step in detail in our guide Buying a ready property in Dubai. On top of the price come buying costs of around 6.5 percent – see buying costs. If you can’t be there, the trustee appointment can be handled with a power of attorney.

Running costs as an owner in Barsha Heights

After buying an apartment, these are the main ongoing costs:

• Service charges: for maintenance, security, pools and common areas, calculated by the size of your unit. The approved rates for each building are listed in the Service Charge Index of the Dubai Land Department.
• Electricity and water: via the utility DEWA; many buildings add a separate charge for district cooling.
• Housing fee: 5 percent of the annual rental value, billed through the DEWA account. It is paid by whoever lives in the home – so by your tenant if you let it.
• Ejari: every tenancy contract is registered; via the Dubai REST app this costs AED 177.75.
• Management: if you aren’t on site, a property manager handles letting and upkeep for a fee.

Unlike in many countries, there is no annual property tax in Dubai. All items are explained in our guide Buying costs in Dubai.

A visa through your property

With a property in Barsha Heights you may also be able to get a residence visa:

• Golden Visa: ten years of residence if your properties in Dubai are worth at least AED 2 million in total – also with a mortgage or, under certain conditions, off-plan.
• Investor visa: a shorter visa for owners who don’t reach the Golden Visa threshold.

The detailed requirements are explained in our guide Golden Visa with property.

Renting out

Tenants are mainly professionals who want to live close to the free zones and the metro. Long-term letting is clearly the focus. Check how an apartment works out with our rental yield calculator.

Barsha Heights compared

Pros and cons

Who Barsha Heights suits

Barsha Heights suits the tactician and the portfolio investor who count on reliable long-term tenants with a metro connection. Compare with JLT.

Our verdict

Barsha Heights is a pragmatic investment district: central, well connected, with plenty of tenants on site. Choose a well-kept building near the metro and you’ll have a solidly rentable apartment here.

Frequently asked questions

Updated: October 2026. This article describes the district in general terms. Prices, rents and service charges change all the time; for a specific property we check the current figures with you.