Deyaar Bella Rose Al Barsha South Dubai

Bella Rose is a completed apartment tower by Deyaar Development in Dubai Science Park, part of Al Barsha South. Propsearch counts about 478 homes — studios, one and two-bedrooms — over ground-floor retail. Construction began in September 2018 and finished in December 2020, and Deyaar announced the handover as ahead of schedule.

Today it is a resale and rental building. Studios are listed from AED 610,000 (about Rs 1.57 crore), recorded studio sales centre on about AED 588,000, and studios let for AED 42,000 to 53,000 a year. What you are buying is yield in a finished building, not a launch discount.

At a glance

Price and unit pricing

The asks and the recorded sales are close at the bottom and far apart at the top. The lowest studio ask, AED 610,000, is only about 4% above the median recorded studio sale, while the AED 750,000 top ask is about 28% above it. One transaction dataset puts the building's average near AED 1,344 per sq ft, which is the figure to bargain from.

The sources also disagree on size. Portal listings show studios of about 375 to 459 sq ft, while Deyaar's own page gives the three unit types a range of 470 to 1,200 sq ft. The title deed settles which applies to your unit. The source listing prints no price.

Payment plan and total cost

There is no developer plan. Bella Rose is complete and sold, so a purchase is a resale in cash or with a UAE mortgage. Worked on the AED 610,000 studio:

With a UAE mortgage, add the lender's valuation and the DLD's mortgage registration fee, and expect a non-resident to put down a larger share than a resident. Ask the bank for its current terms for non-residents before you commit to a price.

No service-charge rate was published in the sources we checked. Get the latest invoice from the seller and the owners' association budget, and take that figure off the rent before you judge the yield. A building with an infinity pool and sports courts has real running costs.

Location and connectivity

Dubai Science Park, formerly DuBiotech, is a business and research district inside Al Barsha South 2. Bella Rose sits near the junction of Umm Suqeim Road, Al Khail Road and Sheikh Mohammed bin Zayed Road, so both main north-south routes are close. Mall of the Emirates is the nearest large mall, and Dubai Miracle Garden is a short drive inland.

Schools are a strength: GEMS World Academy, the American School of Dubai and JSS International School are close by, which supports demand for the one and two-bedrooms from families. The Science Park's offices and laboratories supply tenants for the studios. The gap is the metro: no station is within walking distance, so tenants need a car or a taxi.

For other ready buildings at a similar budget, compare PG One and Pearlz in Al Furjan, both close to a metro station. Deyaar's other projects are on the Deyaar projects page, everything we track is on all Dubai projects, and the full list is on the projects page.

Amenities and specifications

Deyaar and the portals quote an infinity pool, a gym, table tennis, mini golf and a basketball court, landscaped gardens, a barbecue area with outdoor lounge seating, children's play areas, resident and visitor parking, 24-hour security and shops on the ground floor. Deyaar describes an 18-storey tower; propsearch prints 20.

After nearly six years of use, the condition of a unit matters more than the brochure. At a viewing, check the air-conditioning, the kitchen and bathroom fittings and any water marks. Ask the management company about recent maintenance, the reserve fund and any planned major works that owners will be asked to pay for.

About the developer

Deyaar Development PJSC was set up in 2002, is listed on the Dubai Financial Market and is majority-owned by Dubai Islamic Bank. It counts more than 30 completed projects and more than 23 million sq ft delivered. Its largest community is Midtown in Dubai Production City. It has announced 1,436 homes handed over across Regalia in Business Bay, Jannat in Midtown and Talia Residences in Al Furjan.

Bella Rose was Deyaar's second project in Dubai Science Park, built through the subsidiary Bella Rose Real Estate Development and finished ahead of schedule. For the first half of 2026 Deyaar reported AED 336 million of net profit before tax on AED 953 million of revenue. Some owner reviews mention minor handover delays and community-management issues in newer areas; for a building finished in 2020, the owners' association and management company now matter more than the developer.

For Indian buyers

Ownership. Dubai Science Park is freehold for all nationalities, and on transfer the DLD issues the title deed in your name. There is no annual property tax, and a residential sale carries no VAT; the 4% DLD transfer fee is the government's cost.

Remittance and Golden Visa. The AED 610,000 studio is about USD 166,000, or about USD 177,000 with fees — well inside one person's USD 250,000 LRS allowance for a financial year, paid at once because it is a resale. The Golden Visa needs AED 2 million: the studio misses by AED 1,390,000, and even the top recorded sale here, about AED 1.5 million, is AED 500,000 short.

Yield and tax. Studio rents of AED 42,000 to 53,000 give about 6.9% to 8.7% gross on the entry ask, above the roughly 6% quoted for Al Barsha South as a whole. India taxes the rent at your slab after the 30% standard deduction, the property goes in Schedule FA of your return, and the gain is taxed in India on sale.

Pros

• Complete since December 2020, with about 60 recorded sales in a year — a liquid resale market
• Studio rents of AED 42,000 to 53,000 give about 6.9% to 8.7% gross on the AED 610,000 entry ask
• About AED 1,440 to AED 1,470 per sq ft for a studio, below Pearlz (about AED 1,550) and Gemz (about AED 1,835) in Al Furjan
• Built by a DFM-listed developer majority-owned by Dubai Islamic Bank, and finished ahead of schedule
• On the Umm Suqeim, Al Khail and Sheikh Mohammed bin Zayed Road junction, with schools close by

Cons

• No metro station close by, so tenants need a car
• No service-charge rate published by the sources checked
• Studios dominate the recorded sales, so many near-identical units compete when you sell
• The entry studio is AED 1,390,000 short of the AED 2 million Golden Visa threshold
• Sources disagree on floors (18 or 20) and studio sizes (from 375 or from 470 sq ft); check the title deed

Who this is for

• Rental investors who want a ready studio with yield from the first month
• Buyers with about AED 650,000 in cash or a UAE mortgage approval
• Families who want a one or two-bedroom near GEMS World Academy and the American School

Who should look elsewhere

• Buyers who need a developer payment plan
• Golden Visa buyers
• Tenants or owners who need the metro on foot

Our verdict

Bella Rose is a finished, rent-producing building bought at resale prices, and its numbers are easy to read. A studio listed at AED 610,000 and let at AED 42,000 to 53,000 yields about 6.9% to 8.7% gross, and the median recorded studio sale near AED 588,000 says the lowest asks are close to where deals actually close. Deyaar, backed by Dubai Islamic Bank, finished it ahead of schedule in 2020. What you give up is the metro, which is not on the doorstep, and the upside of a launch price: the first buyers paid from AED 449,000. With about 60 sales in a year, most of them studios, liquidity is good but so is competition when you want out.

A sound buy for a cash or mortgage investor who wants a ready studio in Al Barsha South with yield from the first month. Offer near the AED 588,000 median of recorded sales, not the top of the asks, and get the service-charge figure before you sign. Not for a Golden Visa buyer or anyone who needs a payment plan or the metro.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Bella Rose now?

Studios are listed from AED 610,000 (about Rs 1.57 crore) to AED 750,000, or about AED 1,470 to AED 1,798 per sq ft. The median recorded studio sale is about AED 588,000, and sales over the past year ran from about AED 450,000 to AED 1.5 million. The launch price was from AED 449,000.

Is Bella Rose ready?

Yes. Construction ran from September 2018 to December 2020, and Deyaar said it was completed ahead of schedule. The building is occupied and sold on the resale market.

Where exactly is it?

In Dubai Science Park, part of Al Barsha South 2, at the junction of Umm Suqeim Road, Al Khail Road and Sheikh Mohammed bin Zayed Road. Mall of the Emirates and Miracle Garden are nearby, as are GEMS World Academy, the American School of Dubai and JSS International School.

What rent and yield can I expect?

Studios let for about AED 42,000 to AED 53,000 a year, and two-bedrooms up to about AED 130,000. On a AED 610,000 studio that is about 6.9% to 8.7% gross before service charges; Al Barsha South as a whole is quoted near 6%.

What are the service charges?

No rate was published in the sources checked. Ask the seller for the latest service-charge invoice and the owners' association budget, and subtract it before comparing yields.

Does Bella Rose qualify for a Golden Visa?

No single unit does at current prices. The threshold is AED 2 million; the AED 610,000 studio is AED 1,390,000 short and the top recorded sale, about AED 1.5 million, is AED 500,000 short.

How do I check a resale is clean?

Ask for the title deed and a no-objection certificate confirming service charges are paid. The transfer takes place at a DLD registration trustee office, where the 4% fee is paid and the deed is reissued in your name.

Why is it listed under both Al Barsha South and Dubai Science Park?

Dubai Science Park, once called DuBiotech, is a district inside Al Barsha South 2. Portals file Bella Rose under either name, so search both when you compare listings and rents, and use the community named on the title deed.

Can an Indian resident buy in Bella Rose?

Yes. Dubai Science Park is freehold for all nationalities, and the DLD issues the title deed in your name. AED 610,000 is about USD 166,000, well inside one person's USD 250,000 LRS allowance for a financial year.

Compare with other Dubai projects

Also in Al Barsha: Green Diamond One (from AED 975,000, ready).

More by Deyaar: Tria By Deyaar (from AED 620,000, ready), Regalia Tower (from AED 627,000, ready) and Park Five (from AED 640,690, handover 2027).

A similar budget elsewhere in Dubai: Condor Golf Links 18 (from AED 610,000, handover 2026), Azizi Aryan (from AED 613,000, handover 2026) and Al Haseen Residences 4 (from AED 606.4 K, handover 2027).

Read next: Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · Property in Dubai Under AED 1 Million: What It Buys. Every Dubai project we track is listed on the Dubai section.