Barsha Heights (TECOM): central land at AED 2,983 per sqft
Barsha Heights sits between Sheikh Zayed Road and Al Barsha with its own metro access. Land there is expensive, rarely available, and has moved 74% across the recorded sales.
Barsha Heights — still TECOM to most people who work there — is one of the more central districts in Dubai where development land occasionally still comes up. It sits between Sheikh Zayed Road and Al Barsha, with its own metro station, surrounded by the Media City and Internet City business clusters.
What the sales show
| Recorded sales | 21 |
|---|---|
| Median price | AED 2,983 per sqft |
| Earlier half of sales | AED 2,066 per sqft |
| Later half of sales | AED 3,596 per sqft |
| Movement | +74% |
Twenty-one sales is thin — this is a district where land rarely trades, which is itself the point. Treat the +74% as directional. The median of AED 2,983 is the more useful figure, and it puts Barsha Heights among the most expensive land in Dubai outside the beachfront districts.
Why it costs what it does
Three things, and they are all about position rather than what you can build:
- Metro. Barsha Heights has its own station. In a city where most districts require a car, that is priced in — particularly for residential schemes aimed at the workforce in the surrounding business parks.
- Captive demand. Media City, Internet City and Knowledge Village are next door. The tenant base does not need to be attracted to the area; it already works there.
- No new supply. This is a built-out district. Land becomes available when an existing holder sells, not when a master developer releases a phase.
The result is a market that behaves more like central London than like Dubailand: little volume, high prices, and availability driven by individual circumstances rather than a release schedule.
Who it suits
At roughly AED 3,000 per sqft of land, Barsha Heights only works for high-density mixed-use or residential schemes where the density carries the land cost — and where metro proximity and the surrounding business clusters are genuinely part of the pitch, not incidental to it.
If your project could equally well sit in Arjan or Production City, it should. The premium here buys a specific location advantage, and paying it for a scheme that does not use it is simply a worse version of the same building.
What we hold
Three Barsha Heights plots are currently available — an unusual number for a district this tightly held. Current sizes, heights and permissions are on our Barsha Heights page.
Given how rarely land surfaces here, it is worth registering what you are looking for even if none of the three fit — off-market parcels in this district reach us before they are listed anywhere.
Transaction figures are drawn from recorded Dubai Land Department sales in Barsha Heights between January 2024 and July 2026. Past transactions are not a valuation of any specific plot.