Barsha Heights Offices: 2026 Rents and Best Towers

Barsha Heights offices ask far more than they register. Bayut’s area page shows an average asking rent of AED 429,720 a year against an average Dubai Land Department recorded rent of AED 236,426 over the last 12 months, and Property Monitor’s year-to-date May 2026 figure is AED 155 per sq ft. Use the calculator below to price your size before you view a single unit.

Key facts: Barsha Heights offices

• Bayut lists 830 barsha heights offices for rent (checked 12 October 2026, listing dates 16 to 27 September 2026) at an average asking rent of AED 429,720 a year, down 7% over six months.
• Bayut’s Dubai Land Department panel shows 644 new rental contracts in the last 12 months at an average recorded rent of AED 236,426, with recorded rents down 4%.
• Property Monitor’s year-to-date May 2026 average for barsha heights offices is AED 155 per sq ft, against AED 176 in Internet City, AED 151 in Business Bay and AED 135 in JLT.
• Cushman & Wakefield put Dubai’s average office rent at AED 205 per sq ft in Q2 2026, down 2% on the quarter and the first quarterly fall in nearly five years.
• Our own five Barsha Heights rent listings ask a median AED 259 per sq ft a year, in a range of AED 148 to AED 328. These are asking rents, not transaction evidence.

Where Barsha Heights offices sit in Dubai

Barsha Heights offices are in the district Dubai still labels Barsha Heights (Tecom). Property Finder’s area guide says the area was formerly known as TECOM and that the rebranding took effect in 2017. The district is bounded by Sheikh Zayed Road and Al Sufouh Road, with Dubai Internet City to the north and Al Barsha to the south.

Dubai Internet City metro station on the Red Line is the closest, about a ten-minute walk from the community centre according to the same guide, with Mall of the Emirates station under ten minutes away by car or a short bus connection. Property Finder puts Downtown about 20 minutes away along Sheikh Zayed Road. The metro link matters because it widens the pool of staff who can reach you without a car.

Barsha Heights offices rent: asking, recorded and market figures

Four numbers describe rent for barsha heights offices, and each measures something different. Compare within a row, not across the table.

The gap between asking and recorded is wide, and it is tempting to read it as a discount waiting to be taken. Be careful. Both averages mix unit sizes, fit-outs and floors, so a large full floor asking a high rent and a small unit registering a low one can both be true at once. What the gap does tell you is to ask for registered comparables from the same building before accepting an asking figure.

Bayut also splits the figures by building. I-Rise Tower shows an average asking rent of AED 443,310 against AED 272,446 recorded. Grosvenor Business Tower shows AED 377,310 against AED 181,844, and Sheikha Noora Tower AED 123,858 against AED 115,556. The gap is far narrower at Sheikha Noora Tower, so the spread differs a lot by building and a single area average will not tell you what your target building is worth.

Barsha Heights offices by tower

Listing counts show where the choice is. Property Finder shows 539 offices for rent in the area and Bayut 830, and the two sites rank buildings slightly differently. A count is advertisements, not units, so one unit can appear more than once.

DAMAC Executive Heights shows 30 advertisements on Property Finder and 234 on Bayut, a difference we cannot explain from the pages. Confirm the building name and unit on the Ejari or title documents before you pay any deposit.

Grosvenor Business Tower

Cushman & Wakefield’s building guide describes a 25-storey tower completed in 2008 by Asam Investments and Real Estate, with 220 office units on floors 9 to 24, parking for 700 cars, and fitted and shell and core configurations. With 220 offices you may be negotiating with one of many owners. Our two Grosvenor listings ask AED 148 per sq ft for 1,350 sq ft and AED 176 for 1,537 sq ft, one below and one above the AED 155 area average.

I Rise Tower

I Rise Tower has the most advertisements on Property Finder. Our full-floor listing is 4,408 sq ft, furnished, with 11 parking spaces and 12 cheques accepted, at AED 1,295,952 a year, which is AED 294 per sq ft.

The One Tower

Our two The One Tower listings are a 2,180 sq ft furnished office at AED 565,000 a year (AED 259 per sq ft) and a 9,159 sq ft Grade A full floor at AED 3,000,000 (AED 328 per sq ft). If you are buying, our page on The One by Prestige One covers a separate off-plan project, so check the building name before you enquire.

Who Barsha Heights offices suit, and who should look elsewhere

On Property Monitor’s year-to-date figures, barsha heights offices average AED 155 per sq ft, below Internet City at AED 176, close to Business Bay at AED 151 and above JLT at AED 135. That makes the district a middle-priced choice. It suits teams that want a Sheikh Zayed Road location with a metro link and a choice of towers.

It suits less well a firm whose clients expect a DIFC or Downtown address, or a team that wants the lowest rent per sq ft, where JLT shows a lower average. Our guides compare the options: Business Bay vs JLT vs DIFC and DIFC vs Downtown. The best areas to rent an office in Dubai and rent per sq ft by area pages give the wider picture.

What the Q2 2026 reports mean for Barsha Heights offices

Cushman & Wakefield’s Q2 2026 MarketBeat, dated 24 June 2026, puts the city-wide average at AED 205 per sq ft, down 2% on the quarter. Renewal rents held stable while new-lease rents softened. Grade B stock is nearly 70% of Dubai’s office inventory and saw most of the softening, and flex operators are now among the largest occupier groups.

C&W counts over 0.88 million sq ft delivered in Q2, including City Tower and Technohub 4, with 1.13 million sq ft more due by the end of 2026, much of it pre-let. JLL’s UAE Office Market Dynamics for Q2 2026, dated 31 July 2026, reports Dubai rental contract registrations up 24.6% year on year, driven mainly by new contracts. Neither report publishes a Barsha Heights rent, so these are city-level signals. In our reading, softer new-lease rents give tenants room to negotiate, especially outside Grade A towers.

Barsha Heights offices budget calculator

Enter your size to see annual rent at the Property Monitor area average and at our asking median, plus the agency fee, deposit and VAT. Add your own quote to compare.

Checklist before you sign a lease in Barsha Heights offices

• Ask the broker for registered rents from the same building, not an area average.
• Confirm in writing whether service charge is included in the rent.
• Confirm the fit-out: shell and core, fitted or furnished, and what you hand back at the end.
• Check how many parking spaces come with the unit and who pays for extras.
• Confirm with Dubai Economy and Tourism that your licence activity can use the unit before you pay a deposit.
• Ask whether the landlord is a company or an individual, because 5% VAT applies to rent only for company landlords.
• Walk from the unit to Dubai Internet City metro station at rush hour.

Barsha Heights offices: frequently asked questions

What is the average rent for Barsha Heights offices?

It depends on the measure. Property Monitor shows AED 155 per sq ft for Barsha Heights in its year-to-date May 2026 table. Bayut shows an average asking rent of AED 429,720 a year across 830 listings and an average recorded rent of AED 236,426 across 644 new contracts in the last 12 months. Size and fit-out explain much of the gap.

Is Barsha Heights the same as TECOM?

Yes in everyday use. Property Finder says the area was formerly known as TECOM and that the rebranding took effect in 2017. Listing sites still show the name as Barsha Heights (Tecom), so search under both names.

Which metro station serves Barsha Heights offices?

Dubai Internet City station on the Red Line is the closest, about a ten-minute walk from the community centre according to Property Finder. Mall of the Emirates station is under ten minutes away by car or a short bus connection. Walk the route from your unit at rush hour before you sign.

How much cash do I need to rent a 1,500 sq ft office in Barsha Heights?

At Property Monitor’s AED 155 per sq ft, annual rent is AED 232,500. On a typical commercial lease the agency fee is 10% plus 5% VAT on the fee, AED 24,413, and the refundable deposit is 5% of annual rent unfurnished, AED 11,625. Add 5% VAT on rent, AED 11,625, if the landlord is a company.

Can I negotiate the rent on a Barsha Heights office?

The data points that way but does not prove it. Bayut shows asking rents down 7% over six months and recorded rents down 4%, and Cushman & Wakefield says new-lease rents softened in Q2 2026. Ask for registered rents from the same building and negotiate from those, not from the area average.

For the neighbouring TECOM districts, read our guide to Dubai Media City offices.

How we built this guide

This barsha heights offices guide uses the following data. Own data: asking rents from our five Barsha Heights rent listings on 12 October 2026 (I Rise Tower, The One Tower, Grosvenor Business Tower), median AED 259 per sq ft, range AED 148 to AED 328. A duplicate I Rise listing at the same price and size is counted once.

Asking and recorded rents, listing counts and building splits come from Bayut and Property Finder, both checked on 12 October 2026. Bayut’s recorded figures are Dubai Land Department data for the last 12 months. The area per sq ft average is Property Monitor’s year-to-date May 2026 figure, published by Engel & Voelkers on 21 May 2026.

City-level figures come from Cushman & Wakefield (24 June 2026) and JLL (31 July 2026), and the building facts for Grosvenor Business Tower from Cushman & Wakefield’s tower guide. Metro and area facts come from Property Finder’s area guide. Fee and deposit practice follows our standard commercial lease guidance. Service charges, licence rules and fit-out costs are not quoted because we could not verify them for this district.