Al Barsha Rental Transaction Data: Rents & Trends

Registered rental transaction data is the most honest read you can get on a Dubai community, because it reflects what tenants actually signed — not what landlords are asking. For Al Barsha, the headline is clear: across 16,607 registered Ejari contracts for homes in the last 12 months, the median annual rent is AED 78,000/year (about AED 6,500/month). This post breaks down Al Barsha rent prices by bedroom and property type, then shows exactly how to pull the same Al Barsha transaction data yourself through the BayutAPI transactions endpoint.

Al Barsha is a mixed villa-and-apartment district near Mall of the Emirates, and it draws families and end-users more than short-term investors. That makes its registered-rent figures a useful baseline for valuation, budgeting, and yield work. Every number below comes from DLD-registered tenancy contracts surfaced by Bayut and delivered as clean JSON — the same registered records Bayut displays, not a static estimate.

Updated 26 October 2026. The June edition reported a median of AED 108,000/year and +8% growth from 7,926 contracts. That sample was incomplete and over-represented larger homes, so its figures were too high. This edition uses the complete transaction dataset (16,607 residential contracts).

Al Barsha rental snapshot (last 12 months)

The table below is built from registered residential Ejari contracts — DLD-registered tenancies, accessed via Bayut — with start dates between 23 October 2025 and 22 October 2026.

Metric	Value
Median annual rent	AED 78,000/year
Median monthly rent	AED 6,500/month
25th–75th percentile band	AED 61,360 – AED 99,225/year
Median rent per sqft (annual)	AED 80/sqft/year
Median home size	923 sqft
Contracts analysed	16,607
Change vs previous 12 months	+1.3%

A few things to read from this. The median rent per sqft of AED 80 is an annual figure — rent per square foot per year — not a sale price, and it sits close to the citywide median of AED 75.4. The percentile band (AED 61,360 to AED 99,225) covers the apartment market; villas sit above it. And the +1.3% change against the previous 12 months (15,788 contracts) says Al Barsha rents are broadly stable, rising more slowly than the citywide median (+4.8%). With 16,607 contracts, Al Barsha is one of the ten busiest rental communities in Dubai.

Rent by bedroom in Al Barsha

Bedroom-level medians make the spread above concrete. These are registered annual rents for the last 12 months.

Configuration	Median annual rent	Approx. monthly	Contracts
Studio	AED 48,347/year	AED 4,029/month	1,286
1 bedroom	AED 64,000/year	AED 5,333/month	6,840
2 bedroom	AED 86,999/year	AED 7,250/month	6,010
3 bedroom	AED 120,000/year	AED 10,000/month	786
4+ bedroom	AED 250,000/year	AED 20,833/month	220

Split by property type, the divide is sharper:

Property type	Median annual rent
Apartments	AED 75,000/year
Villas	AED 253,167/year

The villa median (AED 253,167/year) is more than three times the apartment median because villas are a smaller, higher-end share of contracts. If you are budgeting or building comparables, segment by type before you quote a single number — the all-in median of AED 78,000/year is mostly an apartment figure.

What about Al Barsha sale prices?

The same endpoint returns registered for-sale transactions (purpose=for-sale), but Al Barsha itself recorded only 112 residential sales in the same 12 months. That is too few for reliable bedroom-level price medians or a yield estimate, so we do not publish them here. If you need sale comparables, widen the time window with time_period=24m or query neighbouring locations alongside Al Barsha in location_ids.

Pull Al Barsha transactions yourself

The figures above are just one snapshot. The point of the API is that you compute the current numbers from registered transactions whenever you need them. The flow is: look up the location ID once with autocomplete, then query transactions with that ID.

Step 1: Find the Al Barsha location ID

curl --request GET \
  --url 'https://uae-real-estate3.p.rapidapi.com/autocomplete?query=al%20barsha' \
  --header 'x-rapidapi-host: uae-real-estate3.p.rapidapi.com' \
  --header 'x-rapidapi-key: YOUR_API_KEY'

The response returns location suggestions with their external IDs. Grab the ID for Al Barsha and reuse it — it does not change.

Step 2: Pull registered rental contracts

Pass the ID as location_ids and set purpose=for-rent. (Set purpose=for-sale instead and the same endpoint returns registered sale transactions for the area.)

curl --request GET \
  --url 'https://uae-real-estate3.p.rapidapi.com/transactions?purpose=for-rent&location_ids=ALBARSHA_ID&category_ids=apartments&time_period=12m&sort_by=date_desc&page=1' \
  --header 'x-rapidapi-host: uae-real-estate3.p.rapidapi.com' \
  --header 'x-rapidapi-key: YOUR_API_KEY'

In Python, paginate through the results — each page returns 20 hits under data.hits:

import requests

URL = "https://uae-real-estate3.p.rapidapi.com/transactions"
HEADERS = {
    "x-rapidapi-host": "uae-real-estate3.p.rapidapi.com",
    "x-rapidapi-key": "YOUR_API_KEY",
}
AL_BARSHA_ID = "5002"  # example value from autocomplete

def fetch_rentals(max_pages: int = 25) -> list[dict]:
    """Collect Al Barsha rental transactions across multiple pages."""
    out, page = [], 1
    while page <= max_pages:
        resp = requests.get(URL, headers=HEADERS, params={
            "purpose": "for-rent",
            "location_ids": AL_BARSHA_ID,
            "time_period": "12m",
            "sort_by": "date_desc",
            "page": str(page),
        })
        resp.raise_for_status()
        data = resp.json().get("data", {})
        hits = data.get("hits", [])
        if not hits:
            break
        out.extend(hits)
        page += 1
    return out

rentals = fetch_rentals()
print(f"Collected {len(rentals)} Al Barsha rental transactions")

Step 3: Compute median rent per square foot

Each hit carries price (the registered annual rent) and area (size in sqft). Annual rent divided by size gives rent per sqft per year:

from statistics import median

def rent_psf_summary(transactions: list[dict]) -> dict:
    psf = [
        tx["price"] / tx["area"]
        for tx in transactions
        if tx.get("price") and tx.get("area")
    ]
    if not psf:
        return {"count": 0}
    psf.sort()
    return {
        "count": len(psf),
        "median_rent_psf": round(median(psf), 1),
        "p25": round(psf[len(psf) // 4], 1),
        "p75": round(psf[3 * len(psf) // 4], 1),
    }

print(rent_psf_summary(rentals))
# Over the full 12 months the median comes out around AED 80/sqft/year

To compare like with like, add the beds filter ("0" is a studio, comma-separated for multiple) or bound results with price_min / price_max and area_min / area_max. Swap the location_ids value and the same pipeline works for any Dubai community.

What the data means for investors and renters

Stability is the headline for anyone watching Al Barsha. The median moved +1.3% against the previous 12 months — essentially flat. Tenants budgeting a renewal should not expect the kind of increases seen elsewhere in the city, and owners modelling income should not assume them either. It is a comparison of medians, so it also reflects which homes were let.

The type split is the second thing to read carefully. Al Barsha is genuinely two markets — apartments at a AED 75,000/year median and villas at AED 253,167/year — so any valuation or rental yield model should segment by type rather than lean on the blended AED 78,000/year figure.

It also helps to know that renewals make up 66% of contracts in the area (11,040 renewals against 5,567 new leases), above the citywide 62%. That is a descriptive detail about tenant behaviour — most contracts are existing tenants re-signing rather than fresh leases — consistent with the end-user demand profile described above. For the city-wide picture, see the Dubai rental market report 2026; for the full data model behind every figure here, read the Dubai real estate transaction data guide.

Frequently Asked Questions

What is the average rent in Al Barsha? Across 16,607 registered Ejari contracts for homes in the last 12 months, the median annual rent in Al Barsha is AED 78,000/year (about AED 6,500/month). Apartments sit at a median of AED 75,000/year and villas at AED 253,167/year, so segment by property type for an accurate figure. A 1-bedroom has a median of AED 64,000/year and a 2-bedroom AED 86,999/year.

Where does Al Barsha rental transaction data come from? From registered tenancy contracts. Dubai rentals are registered with the Dubai Land Department via Ejari; Bayut aggregates those records, and the transactions endpoint serves them as JSON. It is DLD-registered transaction data, accessed via Bayut — not asking prices.

How do I get Al Barsha rent prices by API? Look up the Al Barsha location ID with the autocomplete endpoint, then call the transactions endpoint with purpose=for-rent and that location_ids value. Results come back under data.hits, 20 per page.

How much have Al Barsha rents changed year over year? Very little. The median registered rent over the last 12 months was 1.3% higher than in the 12 months before, compared with +4.8% citywide. About 66% of contracts were renewals rather than new leases.

Can I get Al Barsha sale prices too? Yes. The same transactions endpoint returns registered sale transactions when you set purpose=for-sale. Al Barsha itself records relatively few residential sales (112 in the last 12 months), so widen the time window or include neighbouring locations for comparables.

Next steps

• Read the Dubai real estate transaction data guide for the full data model
• Compare Al Barsha against the citywide Dubai rental market report 2026
• Browse the Al Barsha location profile
• See every parameter in the transactions endpoint reference
• Grab an API key on RapidAPI