Brief Battle is free during the pilot: verified brokers who cover Barsha Heights send their best units for 72 hours and we rank them against registered deals. Few brokers have joined so far, so offers may be few. Brokers never see your contact details unless you choose an offer.
Last 12 months. Typical = the middle half of registered deals. Outlook and comparables are under each home type.
By home type
Studio apartment · ≈650 sqft
Typical price
AED 755k – 845k
Median
AED 800k
Ready sales, 12 months
8
Size (median)
653 sq ft
Per sq ft (median)
AED 1,257
AED 755kmedian AED 800kAED 845k
Why this range: the middle half (25th to 75th percentile) of 8 registered ready sales in the last 12 months.
Rent: AED 56k – 70k a year, median AED 60k (224 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 655kp50 AED 800kp90 AED 1.11M
Central case 0.0% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: simple median of the last 12 months (the trend model did not beat it in the backtest); p10/p90 from backtest errors.
Recent registered sales (8)
Date
Building
Sq ft
Price, AED
30 Sep 2026 Ready
Madison Residency
527
680,000
24 Aug 2026 Ready
Madison Residency
653
800,000
15 Jul 2026 Ready
Madison Residency
845
810,000
1 Jul 2026 Ready
Boutique 7 Hotel & Suites
391
700,000
9 Mar 2026 Ready
Boutique 7 Hotel & Suites
549
1,200,000
2 Mar 2026 Ready
Madison Residency
653
800,000
11 Dec 2025 Ready
Madison Residency
653
775,000
15 Oct 2025 Ready
Madison Residency
653
950,000
From the DLD open data, without unit or plot numbers.
1BR apartment · ≈1,050 sqft
Typical price
AED 1.04M – 1.38M
Median
AED 1.11M
Ready sales, 12 months
7
Size (median)
1,052 sq ft
Per sq ft (median)
AED 1,460
AED 1.04Mmedian AED 1.11MAED 1.38M
Why this range: the middle half (25th to 75th percentile) of 7 registered ready sales in the last 12 months.
Rent: AED 62k – 82k a year, median AED 70k (869 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 910kp50 AED 1.11Mp90 AED 1.55M
Central case 0.0% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: simple median of the last 12 months (the trend model did not beat it in the backtest); p10/p90 from backtest errors.
Recent registered sales (8)
Date
Building
Sq ft
Price, AED
12 Oct 2026 Ready
National Bonds Plaza
744
1,116,645
1 Jul 2026 Ready
TWO TOWERS A
1,182
1,250,000
14 Apr 2026 Ready
FAHAD 2
1,052
900,000
30 Dec 2025 Ready
TWO TOWERS A
1,182
1,883,780
5 Dec 2025 Ready
Madison Residency
733
1,100,000
20 Nov 2025 Ready
Boutique 7 Hotel & Suites
670
978,000
3 Nov 2025 Ready
TWO TOWERS B
1,182
1,500,000
2 Oct 2025 Ready
TWO TOWERS B
1,182
1,200,000
From the DLD open data, without unit or plot numbers.
2BR apartment · ≈1,310 sqft
Typical price
AED 1.41M – 1.79M
Median
AED 1.46M
Ready sales, 12 months
38
Size (median)
1,307 sq ft
Per sq ft (median)
AED 1,161
AED 1.41Mmedian AED 1.46MAED 1.79M
Why this range: the middle half (25th to 75th percentile) of 38 registered ready sales in the last 12 months.
Rent: AED 85k – 125k a year, median AED 93k (684 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 1.19Mp50 AED 1.46Mp90 AED 2.03M
Central case 0.0% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: simple median of the last 12 months (the trend model did not beat it in the backtest); p10/p90 from backtest errors.
Recent registered sales (8)
Date
Building
Sq ft
Price, AED
7 Oct 2026 Ready
Madison Residency
1,307
1,350,000
29 Sep 2026 Ready
National Bonds Plaza
1,041
1,405,609
29 Sep 2026 Ready
National Bonds Plaza
1,041
1,405,899
29 Sep 2026 Ready
National Bonds Plaza
1,041
1,405,899
29 Sep 2026 Ready
National Bonds Plaza
1,041
1,405,606
29 Sep 2026 Ready
National Bonds Plaza
1,041
1,405,755
29 Sep 2026 Ready
National Bonds Plaza
1,041
1,405,609
29 Sep 2026 Ready
National Bonds Plaza
1,041
1,405,609
From the DLD open data, without unit or plot numbers.
3BR apartment
No price range. Only 2 registered ready sales in the last 12 months; we need at least 6. 3 off-plan sales in 12 months, which we count but do not price.
Rent: AED 105k – 159k a year, median AED 140k (83 new Ejari contracts started in the last 12 months)
Recent registered sales (8: 4 ready, 4 off-plan)
Date
Building
Sq ft
Price, AED
2 Mar 2026 Ready
FAHAD 2
2,190
2,350,000
30 Dec 2025 Off-plan
The Chedi Private Residences
5,690
16,600,000
4 Dec 2025 Ready
THE ONE TOWER
7,394
18,000,000
13 Nov 2025 Off-plan
The Chedi Private Residences
5,691
14,861,875
31 Oct 2025 Off-plan
The Chedi Private Residences
5,690
13,276,250
29 Sep 2025 Ready
FAHAD 2
1,095
800,000
26 Sep 2025 Off-plan
The Chedi Private Residences
5,693
13,916,882
26 Sep 2025 Ready
FAHAD 2
2,890
1,871,728
From the DLD open data, without unit or plot numbers.
4BR apartment
No price range. Only 1 registered ready sale in the last 12 months; we need at least 6.
Rent: Only 3 new Ejari contracts in the last 12 months; we need at least 6.
Recent registered sales (2: 1 ready, 1 off-plan)
Date
Building
Sq ft
Price, AED
4 Dec 2025 Ready
Boutique 7 Hotel & Suites
1,803
2,500,000
7 Oct 2025 Off-plan
The Chedi Private Residences
7,405
22,954,265
From the DLD open data, without unit or plot numbers.
Apartments by building
Buildings in Barsha Heights with at least 6 registered ready sales of one apartment type in the last 12 months (4 in all; the 4 busiest here). Prices in a building can sit well above or below the area range.
Building
Type
Typical price
Sales
Madison Residency
Studio
AED 780k – 810k AED 1,225/sq ft
6
2BR
AED 1.41M – 1.54M AED 1,147/sq ft
10
TWO TOWERS B
2BR
AED 1.8M – 1.85M AED 1,161/sq ft
9
FAHAD 2
2BR
AED 1.1M – 1.26M AED 928/sq ft
7
National Bonds Plaza
2BR
AED 1.41M – 1.41M AED 1,350/sq ft
8
Ready sales in the last 12 months; price per sq ft is the median.
Quarterly index of ready-sale prices and new rents, adjusted for the mix of home types and sizes sold each quarter (2025Q1 = 100).
Ready-sale prices: 104.5 in 2026Q3New rents (Ejari): 97.2 in 2026Q3Index figures
Quarter
Sale index
Rent index
2026Q3
104.5(n 22)
97.2(n 498)
2026Q2
—
95.1(n 263)
2026Q1
107.5(n 12)
101(n 585)
2025Q4
107.1(n 22)
101.4(n 501)
2025Q3
93.9(n 23)
103(n 484)
2025Q2
96.3(n 28)
100.6(n 394)
2025Q1
100(n 16)
100(n 515)
2024Q4
97.1(n 12)
97.4(n 429)
2024Q3
98.3(n 18)
105.3(n 606)
2024Q2
88.4(n 22)
100.3(n 531)
2024Q1
92.1(n 20)
90.2(n 591)
2023Q4
72.9(n 24)
83.3(n 586)
2023Q3
78.8(n 15)
82.7(n 468)
2023Q2
69.9(n 40)
78.9(n 347)
2023Q1
71.4(n 16)
77.4(n 401)
2022Q4
65.3(n 20)
74.9(n 673)
2022Q3
61.7(n 17)
71.1(n 627)
2022Q2
60.2(n 20)
64.9(n 727)
2022Q1
—
62.9(n 762)
2021Q4
—
59(n 1,235)
Mix-adjusted price change: -17.8% a year over the last 12 months, +4.0% a year over 24 months. Ready sales in the last 6 months: 26, against 30 in the 6 months before.
Track record
Track record
How well have our forecasts done?
Our model, average error
20.2%
Simple median, average error
25.3%
Past predictions checked
41
Outcomes inside the 80% band
78%
On 41 past 12-month predictions, made only with data available at the time, our model's average error was 20% lower than simply carrying forward the median price. Even so, under our conservative rule the outlook on this page uses the simple median.
An honest 80% band should contain about 80% of outcomes; ours contained 78%.
No broker guides for Barsha Heights yet. Guides are written with registered brokers, signed with their BRN, and published only after they approve the final text.
Coverage: segments with a price range cover ≥ 80% of the area's ready sales in 12 months, with rent, at least one forecast, and off-plan at most 50% of sales (off-plan is not priced).