Warsan 4 is a freehold residential sub-community of Al Warsan in eastern Dubai. Most people know it as International City Phase 2, and property portals list it as Warsan Fourth or Al Warsan 4. The housing is mainly low- to mid-rise apartment buildings, from studios to three-bedroom units, priced well below Dubai’s central districts. Gross rental yields are commonly quoted at 7% to 9%.
The trade-offs are just as clear. There is no beach, the central business districts are 20 minutes away on a good day, daily life depends on a car or the bus until the Dubai Metro Blue Line opens (scheduled for 9 September 2029), and dozens of new off-plan buildings are competing for the same tenants. This guide covers all of it, so you can judge the area on facts rather than brochure language.
Warsan 4 Quick facts
| Attribute | Detail |
|---|---|
| Location | Al Warsan, eastern Dubai, near the E311 (Sheikh Mohammed Bin Zayed Road) and Manama Street |
| Also known as | International City Phase 2, Warsan Fourth, Al Warsan 4 |
| Ownership | Freehold; foreign nationals can buy |
| Main housing | Studios, 1-, 2- and 3-bedroom apartments; some duplexes, townhouses and plots in listings |
| Anchor landmarks | Dragon Mart, Warsan Souk, Dubai Safari Park, Warsan Lake |
| Metro today | None in the community; Blue Line station planned at International City 2 |
| Airport | About 16 km, roughly 17 to 20 minutes by car |
| Indicative gross yield | 7% to 9%, depending on source and unit type |
Location and context, connectivity, daily life, property types and prices, rental and investment outlook, the buying process, and 14 frequently asked questions.
Where Warsan 4 sits in Dubai
Warsan 4 is the southernmost of the four sub-communities that make up Al Warsan, a mixed-use area on Dubai’s eastern edge. It is built around the junction of the E311 and Manama Street, and it is the part of Al Warsan most people mean when they say International City Phase 2. Bayut’s area guide describes Warsan 1 and Warsan 4 as the freehold sub-communities.
How the four Warsan districts differ
The four numbers describe very different places, and mixing them up is the most common mistake in listings and search results.
- Warsan 1 is International City Phase 1, the country-themed clusters such as China, France and Persia.
- Warsan 2 forms most of the master development and holds the Desert Palm Polo Club, the Al Aweer sewage treatment plant and the DEWA headquarters.
- Warsan 3 is a service and trade pocket with the pet market, the Dubai Plant Souq and fuel stations.
- Warsan 4 is the residential one, with apartment buildings, a few commercial units and the newest construction.
Warsan Village, a separate community on the southern edge of International City, is a different place again, so check the exact community name on any listing before you compare prices.
What surrounds it
Dragon Mart and Warsan Souk are the nearest shopping destinations. Dubai Silicon Oasis and Dubai Academic City, with its university campuses, are the closest large communities, roughly 7 km and 5 km away according to area data compiled by Driven Properties. Dubai Safari Park is about 3.6 km away, and Warsan Lake and Mirdif are within a few kilometres. To the north, Wadi Al Amardi remains a livestock-farming area.
In practical terms, Warsan 4 behaves like a self-contained value district on the outer edge of the city. You trade proximity to the coast and the business hubs for lower prices, larger apartments for the money and quick road access to the E311, Dubai’s main eastern artery.
Getting around: roads, buses and the Blue Line
By car, Warsan 4 is well connected. By public transport, it works today but is slow, and the picture changes materially in 2029.
Roads and drive times
The E311 and Manama Street carry most traffic into and out of the community, with the Al Awir and Ras Al Khor corridors close by. The drive times below are approximate and assume light traffic. Peak hours on the E311 add time, especially toward Downtown and Sheikh Zayed Road.
| Destination | Approximate drive |
|---|---|
| International City Phase 1 | 5 minutes |
| Dubai Festival City | 10 minutes |
| Dubai Silicon Oasis | 15 minutes |
| Dubai International Airport | 17 to 20 minutes (about 16 km) |
| Downtown Dubai | 20 minutes |
| Nearest public beaches (Jumeirah, Kite) | 25 to 30 minutes |
Buses and the metro today
There is no Dubai Metro station inside Warsan 4. Residents without a car use RTA buses to reach the Red Line, with Centrepoint station commonly cited as the nearest main metro link. Stops near the community include Manama Road, Al Warsan 4 – RTA Staff Accommodation 1 and Civil Defence Training Centre. Routes listed around Phase 2 and Dragon Mart include 20A, 50, 53, 310, 365, 366, 367 and X23, according to Bhomes. Route numbers change, so confirm them on the RTA app before signing a lease.
What the Blue Line changes
The RTA’s Blue Line is a 30 km, 14-station metro line scheduled to open on 9 September 2029. It includes three International City stations: International City 1 (an underground interchange), International City 2 and International City 3. The tunnelling plan sends one boring machine from International City 1 toward Al Warsan (International City 2), which is the branch relevant to Warsan 4. The line also links Dubai Festival City, Dubai Creek Harbour, Dubai Silicon Oasis, Dubai Academic City and, through the Centrepoint interchange, the Red Line. Details are in Gulf News and Khaleej Times.
Two cautions apply. First, the published station list does not tell you which of the three International City stations will be walkable from a given Warsan 4 building, so check the RTA map for any specific address. Second, a 2029 opening date is a plan, not a guarantee. Treat any metro premium in a seller’s pricing as speculative until stations open.
Daily life in Warsan 4
Life here is practical rather than polished. Groceries, pharmacies and clinics are close, schools and universities are a short drive away, and leisure options are modest but real. The community works best for people who value space per dirham over walkable cafés and beach access.
Shopping, groceries and dining
Dragon Mart, the large trade mall known for Chinese goods, and Warsan Souk, with produce and household essentials, are the main retail draws. For groceries, Bayut’s guide names New Pasons Hypermarket, Galaxy Hypermarket, Choice Supermarket and The Speedy Grocery. Larger supermarket chains and malls such as Dubai Festival City Mall and City Centre Mirdif are a short drive away. Dining is mostly casual and budget-friendly, with South Asian, Arab and Chinese kitchens dominant, and the better-known restaurant clusters sit in International City Phase 1.
Hotels nearby include Premier Inn Dragon Mart, ibis Styles Dragon Mart and Melia Desert Palm, which is useful for visiting family or short-term guests.
Parks, nature and weekend options
Dubai Safari Park is about 3.6 km away, and Warsan Lake offers a quiet walking and picnic spot. Ras Al Khor Wildlife Sanctuary, known for flamingos and other migratory birds, is a short drive. The Desert Palm Polo Club in Warsan 2 and Meydan are the closest sporting venues. There is no coastline in the community, so beach days mean a drive of 25 to 30 minutes.
Schools, nurseries and universities
Warsan 4 has limited education inside its own boundary, so families rely on neighbouring districts. Bayut lists Ignite School, which follows an American curriculum, as the nearest school. Further options sit in Al Warqa, Dubai Silicon Oasis and Academic City, among them Vernus International School in Silicon Oasis (American curriculum, Pre-KG to Grade 5, fees quoted at AED 34,000 to 39,500 a year by Property Finder). Nurseries in and around International City include Fly High Nursery (about 0.9 km away) and Kids World International. Always check the current KHDA rating and fee schedule for any school you shortlist, because both change.
For higher education, Dubai Academic City is the main cluster, including Heriot-Watt University Dubai, Amity, Manipal, Zayed University and the University of Birmingham Dubai, with Heriot-Watt and Amity quoted at about nine minutes by car. That is a genuine advantage for student tenants and for staff working at those campuses.
Healthcare and everyday services
NMC Dubai International City Clinic is roughly 0.8 km away, and clinics and pharmacies cluster along the main roads and around Dragon Mart. For hospital-level care you will need to drive out of the community, so it is worth saving the nearest emergency department in your phone before you move. Mosques serve the community, while churches, temples and gurdwaras are typically a 20 to 30 minute drive away.
Family friendliness, pets, safety and walkability
Families with young children are well served by the apartment sizes and by new buildings that include pools, gyms and play areas. Walkability is limited: Warsan 4 is a car-oriented district, and pavements and shaded routes vary by street. Pet policies are set by each building and landlord rather than by the community, so ask before you pay a deposit. Dubai as a whole reports low crime, but no official area-level safety data for Warsan 4 was found, so this guide does not claim any.
Weather and drainage
Dubai saw widespread waterlogging in the record April 2024 rainfall, and International City residents have reported being stranded at home during earlier heavy rain. When viewing a unit, ask about ground-floor parking drainage, previous leaks and the building’s maintenance response record.
Property types, prices and projects
Warsan 4 is an apartment market. Studios, one- and two-bedroom units make up most listings, with three- and four-bedroom duplexes appearing in newer projects. Portals also list a small number of townhouses, villas, undeveloped plots, retail units and entire buildings, but these are the exception.
Ready buildings and off-plan projects
Ready stock is concentrated in low-rise and mid-rise buildings such as Rivington Heights, Ritz Residence, Berlin Group 1, Lootah Residence, Modelux Tower 1, Easy 19, Equiti Tower and The Double. Typical features are balconies, fitted kitchens, built-in wardrobes and shared pools or gyms, though quality varies a lot by developer and building age. Off-plan stock is the fast-growing part of the market. One portal alone lists 31 projects in Warsan Fourth.
Indicative sale prices
The table shows median prices by unit type from iRealEstate, which cites Dubai Land Department transactions to Q2 2026, alongside the very wide ranges that explain why two apartments in the same area can differ by 100% or more. The overall median is about AED 1,060 per sq ft.
| Unit type | Typical median (AED) | Observed range (AED) | Who buys |
|---|---|---|---|
| Studio | 490,000 | 192,000 to 1.04 million | Yield-focused investors, entry buyers |
| 1-bedroom | 798,000 | 242,000 to 2.3 million | Income investors, end users |
| 2-bedroom | 1.2 million | 503,000 to 2.43 million | Families, upgrading investors |
| 3-bedroom | 1.3 million | 310,000 to 1.8 million | Larger households |
Range extremes likely reflect older resale units at the low end and newer or larger product at the high end. Price per square foot and completion status are better comparison tools than headline price.
Selected new projects advertised in Warsan 4
The projects below are marketed as of October 2026. Prices, unit mixes and handover dates come from developer and broker listings, they conflict across sources for several projects, and they should be confirmed against the project’s Oqood registration and sales and purchase agreement.
| Project | Developer | Unit mix | Advertised from (AED) | Advertised handover |
|---|---|---|---|---|
| Tavora Residences | JHK Developments | Studio to 2-bed | 489,000 (studio) | Q4 2026 |
| 27 East End Garden Residences | Mirha Homes Developments | Studio to 2-bed | 555,000 | Q1 2027 |
| Sunlight Homes | Sun and Sand Developers | 3- and 4-bed duplex | On request | Q3 2027 |
| Moonsa Residences 2 | Dugasta Properties | Studio, 1-bed | 742,747 | 2027 |
| Al Warsan Star | ASAS Holding | Apartments | 763,400 | 2027 |
| Park Residency | Park Properties | Studio to 2-bed | 538,890 | Varies by listing |
| Greenfield | Samana Developers | 1- and 2-bed | About 850,000 | 2027 to 2029, listings differ |
Several developers advertise flexible plans; Tavora, for example, lists a 40/60 structure. Treat the plan as a cash-flow tool, not a discount, and read what happens if handover slips.
Commercial units
Commercial stock is mostly small ground-floor retail and salon-type units serving residents, plus occasional full-building listings. Portal data shows retail and shop rents of AED 55,000 to 110,000 a year for small units. Commercial yields near 8% are advertised, but vacancy risk is higher than for residential and tenants are more sensitive to footfall, so scrutinise lease history rather than the headline figure.
Rents, yields and the investment case
Warsan 4 offers some of Dubai’s higher gross rental yields, but the figure depends on who is quoting it, and the supply pipeline is the main thing to watch.
What tenants pay
Rents are low by Dubai standards. Recent portal listings show one-bedroom apartments at roughly AED 38,000 to 60,000 a year depending on building and furnishing, with examples at Easy 19 between AED 50,000 and 55,000. A studio renewal was recorded at AED 43,000 on Property Finder’s Al Warsan page. At the top end, four-bedroom duplexes in The Double are listed at around AED 150,000 to 200,000, which shows that a family-sized segment exists. Tenants tend to be budget-conscious professionals, couples, small families and students linked to Academic City and Silicon Oasis.
What yields look like
Sources disagree, and that is worth knowing before you trust any single number.
| Source | Gross yield | Note |
|---|---|---|
| Property Finder | 7.9% | Apartments, listing data |
| Platinum Square | 8.8% | Broker estimate |
| iRealEstate | 9.0% | Cites DLD data, Q2 2026 |
| Oliva | 7.7% | One-bedroom units |
The same sources also disagree on price growth. Property Finder cites annual price growth above 20%, while iRealEstate reports about 3% over twelve months. Both can reflect real data over different windows or building sets. The sensible takeaway is that prices have not been flat, and that anyone quoting you a single growth number needs to name the period and the building type.
A worked example
Take a one-bedroom at AED 700,000 that rents for AED 55,000 a year. The gross yield is about 7.9%. Net yield is lower once you deduct service charges, which are billed per square foot and vary by building, plus vacancy between tenants and maintenance. As an illustrative assumption, those items might trim 1.5 to 2.5 percentage points, leaving a net yield around 5.5% to 6.5%. Ask for the actual service charge schedule before you model a purchase. You also pay roughly 6% to 7% in one-off buying costs (see the buying section).
Demand drivers and risks
Three things support demand. Affordability keeps pulling in tenants priced out of central areas, Academic City and Silicon Oasis supply student and staff tenants, and the planned Blue Line station at International City 2 could lift convenience from 2029 if it opens on schedule.
Three things argue for caution. Supply is heavy, with dozens of off-plan buildings due between late 2026 and 2029, which can soften rents and resale values if handovers cluster. Older buildings compete with new ones, so an older resale unit may need a rent discount against a new studio nearby. And off-plan projects carry delivery and developer risk, so verify the developer’s RERA registration, escrow account and track record.
Who the investment suits
Warsan 4 suits income-focused investors with a long horizon, buyers who want a first Dubai property at a lower ticket size, and landlords comfortable managing turnover in a price-sensitive tenant pool. It suits capital-growth speculators less well, because the same low entry price that attracts buyers also attracts a large number of new competing units.
Buying in Warsan 4: process, costs and checks
Foreign nationals can buy freehold property in Warsan 4 in their own name, with title registered at the Dubai Land Department (DLD). The steps differ slightly for ready and off-plan purchases.
Step by step
- Set a budget that includes fees. Add roughly 6% to 7% to the price for transfer, registration, trustee and agency costs.
- Choose ready or off-plan. Ready units give immediate rent and a known building. Off-plan gives a lower entry price and staged payments, with delivery risk.
- Reserve and sign. For resale, you sign the sales contract (Form F) with the seller. For off-plan, you sign a sales and purchase agreement with the developer.
- Verify the paperwork. Confirm the seller is the registered owner, or that the off-plan project is registered with the DLD and funds a RERA-regulated escrow account.
- Register. Off-plan contracts are registered through Oqood, the DLD’s interim register, which should happen within 60 days of signing. Resale transfers complete at a DLD-approved trustee office, where the title deed is issued.
- Handover and snagging. For off-plan, inspect the unit, list defects and settle the final instalment before the title deed is issued.
Typical acquisition costs
| Cost | Amount |
|---|---|
| DLD transfer fee | 4% of price |
| DLD admin fee | AED 580 for a ready apartment; AED 40 for an off-plan registration |
| Trustee fee | About AED 4,000 plus VAT above AED 500,000; AED 2,000 below |
| Agency commission | Commonly about 2% |
| Mortgage registration (if financed) | 0.25% of the loan plus AED 290 |
Figures are drawn from Bhomes and Realty Hunting. Fees change, so confirm them with your broker or trustee. Some off-plan developers offer to cover the DLD fee, so ask whether a waiver applies.
Financing
UAE banks lend to non-residents on stricter terms than to residents, and expect a larger down payment. Rules and loan-to-value limits change, so get a written mortgage pre-approval before you commit to a ready unit.
A short due-diligence list for Warsan 4
Check the developer’s RERA registration, the project’s escrow account and its delivery record. Ask for the current service charge per square foot and the last two years of building maintenance history. Confirm parking allocation, since visitor parking depends on the building. For tenanted units, review the Ejari contract and rent history. And for any off-plan unit, compare the advertised handover date across the developer, broker and your SPA, because they do not always match.
Who Warsan 4 suits
It is a strong fit for first-time buyers and tenants on a budget, investors who prioritise yield over capital growth, and families who want space and access to Academic City and Silicon Oasis. It is a weaker fit for anyone who wants a beach lifestyle, a walkable café scene or a quick metro commute before 2029.
FAQs
Where is Warsan 4 in Dubai?
Warsan 4 is the southernmost sub-community of Al Warsan in eastern Dubai, near the E311 (Sheikh Mohammed Bin Zayed Road) and Manama Street, close to Dragon Mart.
Is Warsan 4 the same as International City Phase 2?
Yes. Warsan 4, Warsan Fourth, Al Warsan 4 and International City Phase 2 refer to the same residential district. Warsan 1 is International City Phase 1, a different area.
Is Warsan 4 freehold?
Yes. Warsan 4 is a freehold area, so foreign nationals can buy in their own name, with the title registered at the Dubai Land Department. Confirm the status of any individual project before paying a deposit.
Is Warsan 4 a good place to live?
It is a good fit if you want affordable rent, larger apartments for the price and quick road access, and can accept a car-dependent routine and no beach. It is less suited to people who want a walkable, café-led neighbourhood.
How much does it cost to buy an apartment in Warsan 4?
Median prices are about AED 490,000 for a studio, AED 798,000 for a one-bedroom, AED 1.2 million for a two-bedroom and AED 1.3 million for a three-bedroom, based on DLD-linked data to Q2 2026. Overall prices average about AED 1,060 per sq ft.
How much is rent in Warsan 4?
One-bedroom apartments commonly list between AED 38,000 and 60,000 a year, and studios are around AED 43,000. Larger duplexes in newer buildings can exceed AED 150,000.
What are rental yields in Warsan 4?
Gross yields are quoted at roughly 7.7% to 9.0% depending on the source and unit type. Net yields are lower after service charges, vacancy and maintenance.
Is there a metro station in Warsan 4?
Not yet. The Dubai Metro Blue Line, scheduled to open on 9 September 2029, will include an International City 2 station. Until then, residents rely on RTA buses and cars.
How far is Warsan 4 from Dubai International Airport and Downtown?
The airport is about 16 km away, typically 17 to 20 minutes by car. Downtown Dubai is about 20 minutes away without heavy traffic.
Are there schools near Warsan 4?
Yes, mainly in neighbouring areas. Ignite School is the nearest listed school, and further options are in Al Warqa, Dubai Silicon Oasis and Academic City. Check KHDA ratings and fees directly.
Is Warsan 4 suitable for families?
It can be. Apartment sizes and building amenities suit small and medium families, and schools and clinics are a short drive away. Walkability and nearby green space are limited, so families without a car may find it harder.
Are there off-plan projects in Warsan 4?
Yes, and a lot of them. Projects advertised include Tavora Residences, 27 East End Garden Residences, Sunlight Homes, Park Residency and Greenfield, with handovers from late 2026 to 2029. Check each developer’s RERA registration, escrow account and track record.
What fees do I pay when buying in Warsan 4?
Expect a 4% DLD transfer fee, a DLD admin fee (AED 580 for ready apartments, AED 40 off-plan), a trustee fee of about AED 2,000 to 4,000 plus VAT, and commonly about 2% agency commission. Mortgage buyers also pay 0.25% of the loan plus AED 290.
Is Warsan 4 a good investment in 2026?
It offers higher gross yields than much of Dubai and low entry prices, but heavy new supply and varied building quality mean returns depend on choosing the right unit. It suits income investors with a long horizon better than short-term speculators. This is general information, not financial advice, so speak to a licensed adviser before investing.
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