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School Villas Apartments Both Top 5 Kids roam free 5 km 10 km

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Max rent a yearAny

Blue slide pins on the map. Drive times from school with no traffic.

Gold stars on the map. Drive times from school with no traffic. Tap one to find it.

Australian International School Dubai, Street 54, Al Barsha South 3, just off Hessa Street.
Australian curriculum, early learning to Year 12.
Fees 2026 to 27: about AED 52k (kindy) to AED 90k (Year 11 and 12) per child, per year.
KHDA rating listed as Good. Book a tour on a weekday at aisdubai.ae.

North is always at the top of the map. The compass is top left.
From the school: the beach, Marina and JBR are 10 km west, the Palm is 11 km north-west, Burj Khalifa and Downtown are 16 km north, and Dubai Airport is 25 km north-east.
Inland to the south-east is the desert edge, with the Al Qudra bike track about 10 km away.
Sheikh Zayed Road runs along the coast: north-east to Downtown, south-west to Abu Dhabi. The school is about 5 minutes off it, up Hessa Street.
Tap Whole city on the map to zoom out and see all the gold stars: beaches, waterparks, theme parks and days out.

Rents are falling. Signed leases in these areas are 2% to 11% cheaper than a year ago. Negotiate, and ask for 4 cheques.
Lease in James's name. The family visas need an Ejari (registered lease) in the sponsor's name.
Move-in cash is roughly 10% of the yearly rent (5% deposit, 5% agent plus VAT) plus about AED 2k (apartment) or 4k (villa) for the DEWA power and water deposit, plus the first rent cheque.
School run: drive times here are with no traffic. Allow extra for 7am to 8am.

Cooling is the big difference. Villas and most townhouses have their own air con, paid through the normal DEWA power bill. Many apartment buildings, and all of Motor City, use district cooling: a separate bill with a fixed capacity charge plus usage. "Chiller free" means the landlord pays it.
Housing fee: 5% of your yearly rent, split into 12 and added to the DEWA bill. It applies in every area.
DEWA power rates: 23 to 38 fils a unit depending on how much you use, plus a 6 fil fuel surcharge and 5% VAT. Summer air con is what drives the bill.
Flexi Rent (since June 2026): landlords and agencies that join the Dubai Land Department scheme let you pay monthly or quarterly instead of a few big cheques. Ask every agent if their listing is on it.
Internet: du or e& depends on the building. Emaar estates like Arabian Ranches and Dubai Hills can use either. Check the exact address on both coverage tools before signing.
Rents are falling, so ask for a free month, more cheques, or a waived agent fee.

Signed leases: Dubai Land Department Ejari data for April to September 2026, via FindCommercial rent guides. Covers all 3 bed homes in the area, apartments and villas together.
Listings: asking rents on Bayut and Property Finder, October 2026. Where there was no lease data.
Average: Victory Heights from Property Monitor via Engel and Völkers, December 2025.
School: aisdubai.ae, fees via The International Schools, rating via Edarabia.
Pools: shared pools mapped on OpenStreetMap (small private villa pools left off). Many pools are missing from the map (JVC shows one, but most JVC buildings have their own). Satellite view shows every pool. Walk times from Measure walk are straight line plus 30% for paths, at a family pace of 80 m a minute.
Bills: DEWA slab tariff, chiller free vs district cooling, Motor City cooling, Flexi Rent. Villa power bill range is a rough guide from one source.
Updated 20 October 2026.