# Al Barsha: homes, Metro and school journeys (2026)

> Compare Al Barsha 1, 2, 3 and South, apartment and villa living, Metro names, school campuses and 2026-27 household costs.

Source: https://withlida.com/areas/al-barsha

---

:::intro
Al Barsha suits renting households whose apartment or villa choice matches their daily routes. Al Ghurair documents **1-, 2- and 3-bedroom apartments** in named Manazil Al Barsha First buildings ([landlord, checked 14 October 2026](https://www.alghurairproperties.com/al-barsha)). Metro-led households can focus on an Al Barsha 1 entrance; villa-led families can compare Al Barsha 2 and 3, while school-led households can include South.
:::

| Address on the shortlist | Residential setting | Household fit | Journey to establish |
| --- | --- | --- | --- |
| Al Barsha 1, also written First | The main concentration of apartment buildings, shops and restaurants | Apartment households pairing local errands with rail travel | Actual home entrance to Mall of the Emirates or InsuranceMarket entrance |
| Al Barsha 2, also written Second | Predominantly a villa setting | Families comparing separate rooms and private outdoor space | Villa gate to the child's campus and each adult's workplace |
| Al Barsha 3, also written Third | Predominantly a villa setting | Households prioritising a house layout and its upkeep arrangement | Exact gate, road access, parking and school collection route |
| Al Barsha South | A broader set of separately numbered addresses and named communities, with varied housing | Families selecting around a particular campus or community | Full community name and entrance, then the school and rail connection |

Source: withlida.com, 14 October 2026. Residential geography: [Bayut's Al Barsha guide](https://www.bayut.com/area-guides/al-barsha/) and [South guide](https://www.bayut.com/area-guides/al-barsha-south/), checked October 2026. Rail names: [RTA network map, published 25 September 2026](https://www.rta.ae/links/rail/rail-network-map.pdf). Household routing is the publication's interpretation of those address and housing facts.

:::summary
- The strongest match for an apartment household using rail is an Al Barsha 1 address with a tested station approach. For a villa household, the home layout and school route lead the comparison.
- First, Second and Third are district labels. The numbers in Manazil building names identify buildings within First.
- [Barsha Heights](/areas/barsha-heights) and Arjan have their own community guides; their names carry more useful information than a broad Al Barsha label.
- Repton's 2026-27 Year 1 tuition is AED 64,356; its credited deposit belongs inside that amount. The application fee is separate ([Repton fee schedule](https://www.reptonalbarsha.org/school-fees/)).
- Contractual rent, cooling, parking and maintenance need property-specific written terms. DEWA setup deposits and activation fees belong in separate budget columns.
:::

## Is Al Barsha a good area to live?

Al Barsha is a strong match when the household's preferred home format and daily destinations align with the particular address. The useful comparison is an apartment entrance, a villa gate or a South community entrance, rather than the area name alone.

Al Barsha is in western Dubai. [Bayut's district description, checked 14 October 2026](https://www.bayut.com/area-guides/al-barsha/), places most apartment buildings, shops and restaurants in Al Barsha 1, with most villas across the other districts. That gives a Metro-led apartment household a different starting point from a family seeking a house with private outdoor space.

South needs an additional address check. Its numbered labels are separate from Al Barsha 1, 2 and 3. Bayut describes Arjan as Al Barsha South 3 ([South guide, checked October 2026](https://www.bayut.com/area-guides/al-barsha-south/)). When the address means that named community, the [Arjan residential guide](/areas/arjan) covers the apartment setting and daily connections. When it means TECOM, the [Barsha Heights guide](/areas/barsha-heights) covers that separate community.

For a family considering Repton or Kings', the campus entrance can anchor the home comparison. For adults using rail, the station entrance can do the same. A household balancing both can record the morning school drop-off followed by the work journey as one sequence, including the return journey at collection time.

Mall of the Emirates is a familiar Al Barsha landmark, and the landlord also identifies Al Barsha Pond Park and essential services in the vicinity ([Al Ghurair, checked October 2026](https://www.alghurairproperties.com/al-barsha)). Everyday convenience still depends on the route from the particular home to the food shop, pharmacy or clinic the household will use.

## What homes are available?

Al Barsha has apartment and villa housing, and Al Ghurair's named Manazil examples document apartment bedroom mixes within Al Barsha First. These are building descriptions, not individual homes offered for rent.

| Landlord description or building | Address scope | Documented home format | What it establishes |
| --- | --- | --- | --- |
| Al Ghurair's Al Barsha portfolio description | Broad Al Barsha area | Apartments and villas | Both housing forms are described; it supplies no universal villa bedroom mix |
| Manazil Al Barsha First 01 | Named building in Al Barsha First | 1-, 2- and 3-bedroom apartments | The published bedroom mix for this building |
| Manazil Al Barsha First 02 | Named building in Al Barsha First | 1-, 2- and 3-bedroom apartments | The published bedroom mix for this building |
| Manazil Al Barsha First 03 | Named building in Al Barsha First | 1-, 2- and 3-bedroom apartments | The published bedroom mix for this building |

Source: withlida.com, 14 October 2026, from [Al Ghurair's Al Barsha landing page](https://www.alghurairproperties.com/al-barsha), checked October 2026. Building names and bedroom formats only.

For apartments, a useful comparison records usable rooms, storage, lift access, allocated parking and the cooling arrangement. A shared facility needs its own access terms. For villas, the equivalent record includes private outdoor space, garden care, air-conditioning servicing and responsibility for repairs.

Bedroom count establishes only part of the fit. A household with a home-working adult may value a separate study arrangement; a family with a pushchair may place more weight on the entrance, lift and parking route. The floor plan and tenancy quotation establish these details for the home being considered.

:::aside{title="Keep the property quote at home scope"}
Annual rent, payment dates, security deposit, any agency charge, cooling, parking and maintenance obligations belong to the particular written quotation and agreement. A district description or building bedroom mix does not establish those terms.
:::

## Which Metro station serves my address?

**Mall of the Emirates and InsuranceMarket are the current Red Line names to compare for an Al Barsha address.** Both appear in the index of [RTA's rail network map, published 25 September 2026 and checked 14 October 2026](https://www.rta.ae/links/rail/rail-network-map.pdf).

| Journey | Rail reference | Address-specific test |
| --- | --- | --- |
| Home to Mall of the Emirates | Current Red Line station name | Home entrance, station entrance, crossings, pedestrian access or feeder connection |
| Home to InsuranceMarket | Current Red Line station name | The same entrance-based comparison, including the return direction |
| Home in Al Barsha 2, 3 or South to rail | A connection to a selected station | Bus or road leg, waiting, transfer and the station approach |
| Work in DIFC | Financial Centre or Emirates Towers, according to the office | Rail leg followed by the actual office entrance |
| Work in Downtown | Burj Khalifa/Dubai Mall, according to the destination | Rail leg followed by the actual workplace entrance |

Source: withlida.com, 14 October 2026. Station names and rail relationships: [RTA map, September 2026 edition](https://www.rta.ae/links/rail/rail-network-map.pdf). Entrance and connection tests are a household comparison method.

The rail diagram establishes the network, rather than the time needed to walk from a home. A map pin can also point to the centre of a building or mall instead of the entrance a resident uses. The household's route record needs the pedestrian crossings, bus stop or pickup point and arrival time at the destination.

For a school-run household, rail access and school access are separate questions. A well-matched station connection for an adult does not establish a child's school-bus stop or the timing of the morning drop-off.

## Which school campus fits the journey?

The campus that fits is the one offering the child's phase with a workable journey from the chosen entrance. Admission, support provision and school-bus coverage each require confirmation for that child and address.

FS1 and FS2 mean the British curriculum's Foundation Stage years before Year 1. EYFS is its early-years learning framework. KG means kindergarten in the American school structure; year and grade labels need to be matched through the school's admissions assessment.

### Campus comparison

| Institution | Published address | Phase | Published fee basis | Route the household needs to test |
| --- | --- | --- | --- | --- |
| Repton Al Barsha | Dubai Science Park, Al Barsha South, Dubai ([school contact page](https://www.reptonalbarsha.org/contact-us/)) | British curriculum, FS1 to Year 13 | Annual tuition and named term instalments, 2026-27 ([fees](https://www.reptonalbarsha.org/school-fees/)) | Home entrance to the correct phase's arrival and collection gate at the school's actual times |
| Kings' School Al Barsha | Umm Suqeim Street, Al Barsha South 1, Dubai ([school's physical address](https://kings-edu.com/kingsification/schools/kings-school-al-barsha/location/)) | British curriculum, FS1 to Year 13 | Annual fee by exact year group, 2026-27 ([fees](https://kings-edu.com/albarsha/fees/)) | Home gate to the appropriate school entrance, approach direction and pickup arrangement |
| GEMS Dubai American Academy | Intersection of Sheikh Zayed Road and Hessa Street, Al Barsha, Dubai ([school location page](https://www.gemsaa-dubai.com/About-Us/Campus-and-Location/Our-Location)) | American curriculum, KG1 to Grade 12 | Annual tuition for KG1, KG2 and Grades 1 to 12, 2026-27 ([fees](https://www.gemsaa-dubai.com/Admissions/Tuition-Fees)) | Home entrance to the designated school gate via the approach the household would actually use |
| Al Fajr Early Childhood Center | 33, 38A Street, Al Barsha 2, Dubai ([Yango address record](https://maps.yango.com/en-ae/org/127238949022/)); KHDA confirms Al Barsha Second | From 45 days old through FS1 and FS2, English-led EYFS | Monthly and term fees by days per week, 2026-27 ([centre's schedule](https://alfajrecc.com/nursery-fees-in-al-barsha-dubai-what-parents-should-know-2026/)) | Home gate to the centre entrance at the contracted drop-off and pickup times |

Source: withlida.com, 14 October 2026. Institution pages and address records checked October 2026. School phases are corroborated by the KHDA profiles linked below; Al Fajr's locality is recorded in [KHDA's early-childhood directory](https://web.khda.gov.ae/en/Education-Directory/Early-Childhood-Centres-%28ECC%29/Early-Childhood-Centres-Details?CenterID=504498).

KHDA, Dubai's private-education regulator, displays **2023-2024 overall ratings** of **Very good for [Repton Al Barsha](https://web.khda.gov.ae/en/Education-Directory/Schools/School-Details?Id=4434&CenterID=1441)** and **Outstanding for [Kings' School Al Barsha](https://web.khda.gov.ae/en/Education-Directory/Schools/School-Details?Id=4446&CenterID=2409)** and **[GEMS Dubai American Academy](https://web.khda.gov.ae/en/Education-Directory/Schools/School-Details?Id=262&CenterID=33)**, checked 14 October 2026. Those are the displayed inspection periods, distinct from the tuition year.

Locality labels also need their source attached. Kings' own physical-address page says Al Barsha South 1, while its KHDA profile says Al Barsha Second. DAA publishes the Hessa Street and Sheikh Zayed Road intersection, while KHDA labels its locality Al Barsha South First. The campus entrance is the useful route destination.

### Repton's annual tuition for 2026-27

Repton's fee schedule separates the exact year groups, so a broad school fee band cannot substitute for the child's tuition.

| Exact year group | Published annual tuition, AED |
| --- | ---: |
| FS1 | 53,540 |
| FS2 | 58,948 |
| Year 1 and Year 2 | 64,356 |
| Year 3 and Year 4 | 69,764 |
| Year 5 and Year 6 | 75,172 |
| Years 7, 8, 9, 10, 11, 12 and 13 | 89,774 |

Source: withlida.com, 14 October 2026, from [Repton's 2026-27 fee schedule](https://www.reptonalbarsha.org/school-fees/).

Repton excludes lunches, transportation and educational trips from tuition; some extracurricular activities delivered by external providers carry additional charges. Its application fee and credited deposit are reconciled in the budget example below.

DAA's 2026-27 schedule includes loaned books and internal after-school activities, while uniforms, transport, lunch and external activities are separate. Device requirements and any applicable English-language support need the child's own fee confirmation ([DAA fee schedule, checked October 2026](https://www.gemsaa-dubai.com/Admissions/Tuition-Fees)). For Kings', the year-group schedule and the child's current fee fact sheet establish the relevant tuition and additional items ([Kings' 2026-27 schedule](https://kings-edu.com/albarsha/fees/)).

### Al Fajr's attendance fees for 2026-27

Al Fajr's fee basis is days per week, with **FS1 and FS2 restricted to the 5-day pattern** in its 2026-2027 schedule.

| Attendance pattern | Monthly, AED | Term 1, AED | Term 2, AED | Term 3, AED |
| --- | ---: | ---: | ---: | ---: |
| 5 days per week | 3,500 | 13,125 | 8,750 | 12,250 |
| 4 days per week | 3,100 | 11,625 | 7,750 | 10,850 |
| 3 days per week | 2,700 | 10,125 | 6,750 | 9,450 |

Source: withlida.com, 14 October 2026, from [Al Fajr's academic-year 2026-2027 schedule, published 20 September 2026](https://alfajrecc.com/nursery-fees-in-al-barsha-dubai-what-parents-should-know-2026/).

The same schedule states **AED 2,000 annual registration including books** and a **5% discount for full-year enrolment**. Registration is a separate line; the schedule does not describe it as a tuition credit. A written quote needs to establish the discount base, payment arrangement and treatment of meals, extended care, trips and transport. Monthly and term columns are alternative published billing references, so the term amounts are the useful basis for a term invoice.

School-bus confirmation needs the actual home, stop, relevant phase, collection times and charge. A campus address or an admission offer alone does not establish bus coverage.

## What costs belong in the household budget?

The household budget has recurring costs, cash needed before moving, and credited or refundable amounts. Keeping those categories separate makes an apartment and villa comparison easier to read.

| Cost line | Basis to record | Treatment in the budget |
| --- | --- | --- |
| Contractual rent | Written home-specific rent and payment schedule | Recurring housing cost, with cash dates shown |
| Landlord deposit and any agency or administration charge | Quotation and signed terms, including refund conditions | Separate deposit from charges |
| Cooling | Contracted provider, connection terms and consumption basis | Property-specific setup and ongoing bill |
| Parking and shared-facility access | Included allocation or separate quote | Include additional charges only where stated |
| Maintenance and private outdoor care | Tenant and landlord responsibilities, servicing and any garden or pool arrangement | Home-specific recurring provision and repair responsibility |
| School or nursery | Child's year group or attendance pattern, dated schedule and written offer | Tuition, application, extras and credited deposit shown separately |
| School bus, work travel and other daily transport | Confirmed route and transport quote | Recurring household cost |
| Electricity, water, internet and moving | Meter category, provider quote, current bill and mover's quote | Setup cash separated from consumption and subscriptions |

Source: withlida.com, 14 October 2026. This is a household budget template; property-specific amounts come from the household's contracts and quotations. Quantified tuition and utility setup below use the named published schedules.

### Calculation: Repton Year 1 tuition and deposit

Repton's **2026-27 Year 1 term instalments reconcile exactly to annual tuition**. The deposit changes when tuition is paid; the separate application fee increases the tuition-and-application subtotal.

| Published or calculated line | AED | How it is counted |
| --- | ---: | --- |
| Published Term 1 | 25,736 | Part of annual tuition |
| Published Term 2 | 19,310 | Part of annual tuition |
| Published Term 3 | 19,310 | Part of annual tuition |
| Calculated tuition total | 64,356 | 25,736 + 19,310 + 19,310 |
| Calculated new-pupil deposit | 6,435.60 | 10% × 64,356, credited within annual tuition |
| Calculated tuition remaining after that deposit | 57,920.40 | 64,356 minus 6,435.60 |
| Separately published application fee, including VAT | 525 | Added to tuition; not deductible |
| Calculated tuition plus application subtotal | 64,881 | 64,356 + 525, before excluded extras |

Source: withlida.com, 14 October 2026. Published inputs: [Repton's 2026-27 fee schedule](https://www.reptonalbarsha.org/school-fees/). All rows marked calculated are the publication's arithmetic.

Repton states an application fee of **AED 500 before VAT, AED 525 including VAT**, covering standard assessment. It is not deducted from tuition. Its standard deposit policy is **10% for new pupils** and **5% for returning pupils**, both credited against annual tuition. Deposits are generally non-refundable, with documented exceptional circumstances considered under the school's policy ([Repton, as of October 2026](https://www.reptonalbarsha.org/school-fees/)).

For an illustrative cash sequence, **if the school allocates the entire new-pupil deposit against Term 1**, the first-term balance is a **calculation of AED 19,300.40**: AED 25,736 minus AED 6,435.60. Deposit plus that balance plus the later published terms still totals AED 64,356. The school invoice needs to confirm where the credit is applied.

The payment policy describes **40% in August, 30% in December and 30% in March**. This example uses the actual term amounts printed in the schedule, rather than rebuilding the invoices from the percentage description. AED 64,881 is a tuition-and-application subtotal for Year 1, excluding lunches, transport, trips and any charged external activities, rather than a complete school or household budget.

### DEWA setup: refundable cash and fees

DEWA, the Dubai Electricity and Water Authority, publishes different refundable residential deposits for flats and villas, and different connection charges for small and large meters.

| Official move-in component | Published amount, AED | Treatment |
| --- | ---: | --- |
| Flat security deposit | 2,000 | Refundable deposit |
| Villa security deposit | 4,000 | Refundable deposit |
| Small-meter connection | 125 | Connection charge |
| Large-meter connection | 300 | Connection charge |
| Registration | 10 | Fee |
| Knowledge | 10 | Fee |
| Innovation | 10 | Fee |

Source: withlida.com, 14 October 2026, from [DEWA's activation of electricity and water service](https://www.dewa.gov.ae/en/consumer/supply-management/activation-of-electricity-water-move-in), as of October 2026.

**Calculation:** the small-meter fees sum to **AED 155**: AED 125 + AED 10 + AED 10 + AED 10. The large-meter fees sum to **AED 330** using AED 300 for connection. These are meter categories; the home type alone does not establish the applicable connection charge.

For a **flat with a confirmed small meter**, the initial DEWA payment is a **calculation of AED 2,155**, comprising AED 2,000 refundable deposit and AED 155 fees. For a **villa with a confirmed large meter**, it is **AED 4,330 calculated**, comprising AED 4,000 refundable deposit and AED 330 fees. Both examples use [DEWA's October 2026 published schedule](https://www.dewa.gov.ae/en/consumer/supply-management/activation-of-electricity-water-move-in) and need meter confirmation. They cover DEWA setup alone.

Ejari is Dubai's system for registering a tenancy contract. For tenants, DEWA's move-in page requires a valid Ejari number and describes the welcome notification and payment details following Ejari issuance, as of October 2026. The property documents, deposit payment and meter details provide the household's setup record.

::::faq
:::faq-item{q="Is Al Barsha a good area in Dubai for a renting family?"}
It can fit apartment households focused on local errands and rail, or villa households focused on home layout and a particular school journey. The district and exact entrance matter: Al Barsha 1 has the main apartment concentration, while the other districts include villa settings. The address table uses Bayut's geography checked October 2026.
:::
:::faq-item{q="Which city is Al Barsha in, and what is it known for?"}
Al Barsha is in western Dubai. Mall of the Emirates is a recognised district landmark, and Al Ghurair's area description also identifies Al Barsha Pond Park and essential services nearby, checked October 2026. For a residential choice, the numbered district and daily routes give the landmark its practical context.
:::
:::faq-item{q="Is Barsha Heights the same as Al Barsha 1?"}
Barsha Heights, also called TECOM, is a separate community comparison from Al Barsha 1. Arjan likewise has its own community identity within the broader South address discussion. Use the named community and full address when matching housing, schools and transport.
:::
:::faq-item{q="Which Metro station can an Al Barsha South household use?"}
A South household needs to establish the connection from its exact address to a chosen station. RTA's September 2026 map index names Mall of the Emirates and InsuranceMarket on the Red Line; the schematic supplies no home-to-station walking time. A school-bus journey needs separate confirmation.
:::
:::faq-item{q="How do school and nursery fees change the household comparison?"}
Use the child's exact year group or attendance pattern and the 2026-27 schedule. Repton's deposits are credited to annual tuition, while its application fee is separate. Al Fajr publishes different attendance fees and separate annual registration including books. Transport, excluded activities and any additional care need their own written amounts.
:::
::::

Last verified: **14 October 2026**.
Checked by the publication's independent check, **14 October 2026**.
CHANGE LOG: **2026-10-14 · first published · district scope, landlord home formats, RTA names, 2026-27 education schedules and DEWA setup checked.**

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:::callout{variant="info" title="Before you act"}
This guide is general information, not financial, legal, or investment advice. Fees and rules change; verify tenancy requirements with the Dubai Land Department (DLD), RERA, the Rental Dispute Center or your licensed agent before you commit. Confirm rent and running costs in the property agreement, and admission, fee credits and bus coverage with the institution.
:::