Al Barsha South Mall, Dubai — Stores, Map & Hours

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Brand Fit Snapshot

Best for:

Hypermarket TrafficDaily Essentials & GroceryNational ChainsQuick-Service DiningLocal Services

Not ideal if:

Ultra-Luxury PositioningLarge Footprint RetailDestination Retail

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Al Barsha South Mall is a neighborhood shopping center located in Al Barsha South 1, Dubai, spanning 27,000 square meters of gross leasable area across three levels and owned by Union Coop since its opening in 2018. It functions as a community retail hub serving daily needs for residents in Al Barsha, Arjan, Jumeirah Village Circle, and nearby areas. The anchor tenant, Union Coop Hypermarket, anchors a mix of 114 stores emphasizing essentials: groceries (Union Coop, Lai Lai Mini Mart), fashion and accessories (Organza, Cuple), jewelry (Jawhara Al Thahabiah), electronics (Super Mario), services (Barakat Optical, Super Care Pharmacy, Ashwina salon, Jabal Arafat tailoring, 60 Minutes laundry, Al Ansari exchange), quick-service food (Domino"s Pizza, Pizza Hut, Gazebo, Krispy Kreme, Baskin Robbins, Carebian Cafe), and healthcare (MedCare Medical Centre).

Tenant diversity reaches 70%, with 15 unique concepts. Footfall averages 6,250 monthly visitors and 6 million annually, with 90-minute dwell times and 3% projected growth, driven by local residential proximity. Occupancy is 95%, aligning with Dubai"s retail sector at 92-95%.

Accessibility includes major roads (Umm Suqeim Street D63, Hessa Street D61 at 0.5 km), bus stops, taxis, high pedestrian traffic, and 1,000 free parking spaces. In Dubai"s competitive market, it holds a stable community position amid recovery, with rents at USD 1,200 per square meter annually (AED 100-150 per square foot), offering advantages like flexible lease terms, anchor loyalty programs (40% penetration), and lower costs versus prime malls.

Drawbacks include limited entertainment, e-commerce pressures (95% internet penetration, 30% click-and-collect), and peak-hour congestion risks.

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Hours of Operation

Hours

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Monday	10:00 AM — 10:00 PM
Tuesday	10:00 AM — 10:00 PM
Wednesday	10:00 AM — 10:00 PM
Thursday	10:00 AM — 10:00 PM
Friday	10:00 AM — 10:00 PM
Saturday	10:00 AM — 10:00 PM
Sunday	10:00 AM — 10:00 PM

Holiday Hours

Hours may vary on public holidays. Check with individual stores for specific holiday schedules.

Street 49, Dubai, United Arab Emirates

Insights

Demographics and Catchment

The primary catchment area within 5 km encompasses 250,000 residents, including mid-income families, young professionals, and expatriates from Al Barsha South, Arjan, Al Quoz, Motor City, and Jumeirah Village Circle. Median age is 32 years, household size 3.8 persons, tertiary education level 45%, median household income USD 120,000, unemployment 3.5%, and population growth 2.5%. Retail spending per capita stands at USD 8,500, with groceries at USD 2,800, apparel USD 1,200, and electronics USD 900. Conversion rate is 25%. This profile supports steady demand for convenience retail but constrains high-end or luxury categories due to income levels and e-commerce alternatives.

Competitive Landscape

Al Barsha South Mall faces competition from nearby venues such as Mall of the Emirates (premium, entertainment-driven with high footfall), My City Centre Al Barsha (mid-market variety), and Aswaaq Mall (grocery-focused). Competitor density is notable in groceries (10 similar stores) and services, contributing to potential category saturation. Broader Dubai retail dynamics include e-commerce growth (95% internet penetration, 30% click-and-collect adoption), which impacts non-essential sectors like fashion and electronics. The mall differentiates through local convenience and essentials but risks footfall dilution from larger regional centers and online shifts.

Leasing Metrics and Risks

Average annual rent is USD 1,200 per square meter (AED 100-150 per square foot), competitive for neighborhood centers and below prime mall rates, with 1,350 square meters available. Vacancy is low at 5%, supported by 92-95% sector occupancy and sales per square meter at USD 5,500. Advantages include stable local traffic, Union Coop"s Tamayaz loyalty program (40% penetration), medium lease flexibility, and 20 annual promotional events. Risks encompass peak traffic access issues on D63 and D61, limited entertainment capping broader appeal, e-commerce encroachment on weak categories (fashion, electronics), aging infrastructure potential in an established area, and no expansion plans, necessitating vigilant maintenance amid 10-15% regional rent rises.