Al Warsan is a developing residential and mixed-use district in eastern Dubai, set beside International City, Dragon Mart and Al Warqa. It is divided into four numbered sub-communities, and the two that matter most to tenants and buyers are Warsan 1 and Warsan 4, the parts of the district open to freehold ownership. Most apartments are in Warsan 4, rents sit at the affordable end of the Dubai market, and daily life relies on a car because no metro station operates inside the community.
This guide explains what each part of Al Warsan is really like, what homes cost to rent and buy, which projects are in the pipeline, and what to check before you commit. Figures come from Dubai Land Department (DLD) based transaction data and live listings reviewed in October 2026. Prices move quickly, so use them as a starting point rather than a quote.
Al Warsan at a Glance
| Attribute | Detail |
|---|---|
| Location | Eastern Dubai, next to International City, Dragon Mart, Al Warqa and Nad Al Sheba |
| Sub-communities | Warsan 1, 2, 3 and 4 |
| Character | Mixed use: apartments, townhouses, commercial and industrial areas |
| Freehold areas | Warsan 1 and Warsan 4 (other parts are largely restricted to UAE and GCC nationals) |
| Main roads | Sheikh Mohammed Bin Zayed Road (E311), Ras Al Khor / Al Awir Road (E44), Manama Street |
| Metro | None inside the area; Centrepoint Station (Red Line) is roughly 10 to 15 minutes away by car |
| Typical homes | Studios to three-bedroom apartments; three-bedroom townhouses in Warsan Village |
| Drive times | Dubai International Airport about 15 to 18 minutes; Downtown Dubai about 20 to 25 minutes |
| Best suited to | Budget-conscious tenants, first-time buyers, small families and yield-focused investors |
What Is Al Warsan, and Why Is the Name Confusing?
Al Warsan (also spelled Warisan) began life as an industrial district. It still hosts the Al Aweer sewage treatment plant, a power station and the headquarters of the Dubai Electricity and Water Authority (DEWA), which is why older sources describe it as sparsely populated and industrial. Over the past decade, residential towers and townhouse communities have arrived on its eastern and southern edges, and that is the Al Warsan most people now search for.
The confusion comes from overlapping names. Warsan 4 is widely marketed as International City Phase 2, and property portals file its buildings under both labels. Warsan 1 is the stretch bordering International City and the Warsan Lake area. When you see a listing for Al Warsan 4, International City Phase 2 or Warsan Fourth, it refers to the same neighbourhood. Always confirm the exact sub-community in the title deed or listing permit, because ownership rules differ between them.
Where Is Al Warsan and How Do You Get Around?
Location and neighbours
Al Warsan sits on Dubai’s eastern edge. Al Warqa lies to the north, Nad Al Sheba to the west, and International City alongside. Dragon Mart, Dubai Safari Park and Dubai Silicon Oasis are all within a short drive, and Dubai Academic City is close enough for students to commute daily.
Roads and commute times
The area connects to the wider city through Sheikh Mohammed Bin Zayed Road (E311), the Ras Al Khor and Al Awir Road corridor (E44) and Manama Street. From Warsan 4, listing data and developer material put Dubai International Airport at about 15 to 18 minutes, Global Village around 18 to 20 minutes, Downtown Dubai and Burj Khalifa near 20 to 25 minutes, and Dubai Marina at 25 to 30 minutes. These are off-peak estimates. Expect longer during the morning and evening rush on E311.
Metro and buses
This is the honest limitation. There is no metro station in Al Warsan. The nearest Red Line stop is Centrepoint (formerly Rashidiya), about 10 to 15 minutes away by car, with Emirates and Creek stations further along the line. RTA buses fill the gap. Bus 20 runs from several Warsan 3 stops towards Centrepoint and Terminal 2 via International City, and stops along Manama Road serve Warsan 4. Residents without a car can make this work, but a car or regular taxi use remains the realistic norm.
The Four Sub-Communities Explained
Warsan 1
Warsan 1 is freehold and borders International City and Warsan Lake, which Nakheel has turned into a bird sanctuary. It contains a mix of apartments, some villas and office units. Newer off-plan launches here are generally priced above the apartment-led market in Warsan 4, with some advertised from around AED 2.1 million, so check what type of unit you are comparing.
Warsan 2
Warsan 2 forms the largest part of the master development. It is home to the Desert Palm Polo Club, the DEWA headquarters and the Al Aweer sewage treatment plant. Ownership here is mostly reserved for UAE and GCC nationals, so most foreign buyers will not find freehold stock in this block.
Warsan 3
Warsan 3 is the practical, commercial pocket. It holds the Dubai Plant Souq, the birds and pets market, a Dubai Municipality nursery, ENOC fuel stations, a Dubai Police office and the cluster of neighbourhood supermarkets that serve the district. It is a place people visit for a purpose rather than a residential address most buyers target.
Warsan 4
Warsan 4 is where most apartment living happens. Low- to mid-rise buildings sit close to the junction of E311 and Manama Street, with Dragon Mart and the Warsan Souk site nearby. It is freehold, it is the focus of new launches, and it is the part of Al Warsan that most renters and investors are really asking about.
Property Types in Al Warsan
Apartments
Apartments dominate, mostly studios, one-bedroom and two-bedroom units, with some three-bedroom layouts. Current listings show an average studio of roughly 420 square feet and an average one-bedroom of about 800 square feet. Many buildings are recent, with pools, gyms, play areas and covered parking, which is part of why tenants choose them over older stock elsewhere at similar rents.
Villas and townhouses
The main house product is Nakheel’s Warsan Village, a gated community of three-bedroom homes. Nakheel delivered 934 villas there in 2016, each with a maid’s room, three bathrooms, a private garden and parking for two cars. When ready homes were first sold in 2018, prices started at AED 1.7 million. Current resale prices vary by plot and condition, so ask for recent DLD-registered sales rather than relying on that old figure.
Commercial, retail and plots
Al Warsan’s industrial roots still shape its commercial market. Offices exist in Warsan 1, ground-floor retail is being built into new apartment projects such as Greenfield by Samana, and warehouses and labour accommodation appear on resale listings. Plots in much of the district are restricted to nationals. Nakheel’s AED 1.2 billion Warsan Souk, planned with more than 1,000 shops, was announced and reported fully leased years ago, but I could not confirm its current operating status, so check on site before treating it as an amenity.
Penthouses
True penthouse stock is scarce. Buyers looking for large, high-floor homes usually have to look at top-floor units in newer towers or consider other communities.
Renting in Al Warsan: What It Costs
Rental prices in Al Warsan sit well below Dubai’s central districts. Registered contracts from late 2025 and 2026 show the range below. The figures are annual rents from DLD-based transaction records published by Property Finder, and they mix new and renewed contracts, which is why ranges are wide.
| Unit type | Typical annual rent (AED) | Notes |
|---|---|---|
| Studio | 31,000 to 47,000 | Around 365 to 520 sq ft; newer buildings at the top of the range |
| One-bedroom | 44,500 to 70,000 | Listing average near 48,700 in early 2026; larger units reach the top |
| Two-bedroom | 76,000 to 87,000 | Recent new contracts in Warsan 4 |
Some units fall outside these ranges because of unusual size, age or contract terms. Furnished studios are also advertised monthly at roughly AED 2,800 to 4,500, which suits short stays but usually costs more per year than a standard annual lease.
Two patterns stand out. Newer buildings command a clear premium over older International City blocks, and Warsan 4 attracts a steady stream of new contracts, which signals genuine rental demand rather than a stagnant market. If you are renting, compare the building’s age, parking, and whether a swimming pool and gym are included before deciding on price alone.
Buying in Al Warsan: Prices, Yields and Off-Plan Options
Who can buy
Freehold ownership by non-UAE nationals applies to the parts of Al Warsan designated by Dubai, which sources identify as Warsan 1 and Warsan 4. Other sections are mostly for UAE and GCC nationals. Descriptions of individual projects sometimes conflict, so confirm a specific building’s status with the Dubai Land Department before paying any reservation deposit.
Price levels
Al Warsan is one of the cheaper places in Dubai to buy. One third-party analysis of Warsan 1 puts the average at about AED 1,277 per square foot, around a third below the Dubai-wide median of roughly AED 1,933. In Warsan 4, mid-2026 off-plan listings for Greenfield by Samana ranged from about AED 941,500 for a 626 sq ft one-bedroom to about AED 1.25 million for an 883 sq ft two-bedroom, though resale offers on the same unit type appeared lower. Tavora by JHK is marketed from AED 488,000 for studios, with unit sizes from 351 to 1,310 sq ft and a Q4 2026 handover target. Treat all of these as asking prices that need verification against registered sales.
What yields can you expect?
Listing-based data shows a gross rental yield near 7.9% for Al Warsan. That figure deserves scrutiny. A studio renting at AED 40,000 and bought at AED 488,000 returns about 8.2% gross, while a one-bedroom renting near AED 48,700 and bought at AED 941,500 returns only about 5.2%. In other words, yields are strongest on small, low-priced units and compress as purchase prices rise. Service charges, vacancy and agency fees reduce the net figure further. Be cautious of marketing that promises a guaranteed return of 9%, since the legal and commercial terms behind such claims vary and are not a substitute for rental data.
Off-plan or ready?
Ready apartments let you verify rent, building quality and service charges before you buy. Off-plan units usually offer lower entry costs and staged payment plans, such as 20% down with a 1% monthly instalment, but handover timing carries risk. Listed handover dates for Greenfield by Samana range from Q4 2028 to 2029 depending on the phase. Before buying off-plan, check that the project is registered with the DLD and the Real Estate Regulatory Agency (RERA), that buyer payments flow through an escrow account, and that the sale and purchase agreement states the handover date and penalties for delay.
Costs to budget for
Budget for the 4% DLD transfer fee, an off-plan registration (Oqood) fee of around AED 3,000, developer no-objection certificate fees, agency commission and annual service charges. Confirm current amounts with the DLD and the developer.
Lifestyle in Al Warsan
Shopping and dining
Dragon Mart and Dragon Mart 2 on Al Awir Road are the main shopping destinations, about 5 minutes from Warsan 4. They combine wholesale and retail units, a food court, a cinema and a Carrefour hypermarket, along with chains such as Chili’s. Marhaba Mall on Ras Al Khor Road, Dubai Festival City Mall about 15 minutes away and City Centre Mirdif cover broader shopping needs. For everyday groceries, Warsan 3 and International City have a dense spread of small supermarkets, including Nesto, Warsan Al Madeena and Lulu Express. International City is also known for affordable regional cuisine, from Chinese hot pot to South Indian and Arabian food.
Parks, nature and leisure
Warsan Lake and its bird sanctuary give the area an unusual green edge. Dubai Safari Park, in neighbouring Al Warqa, reopened for its eighth season on 12 October 2026 and now runs daily from 9am to 6pm, with a 119-hectare site and more than 3,000 animals. The Desert Palm Polo Club offers polo, riding and a boutique hotel, and the Melia Desert Palm resort operates as the area’s five-star option. For exercise, residents use gyms such as Fitness 360 and V Fitness, plus the Al Warqa jogging and cycling track and the Nad Al Sheba cycle park.
Hotels
Visitors tend to stay at Ibis Styles Dragon Mart, Premier Inn Dragon Mart or the Melia Desert Palm. The first two are practical budget options for Dragon Mart traders and airport transit stays.
Schools, Universities and Healthcare
Al Warsan has few schools of its own. Families rely on nearby districts, which in practice means a short school-bus or car ride. In Al Warqa, International Academic School and the International School of Arts and Sciences follow American curricula, while GEMS Our Own English High School and Primus Private School follow Indian curricula. Nad Al Sheba adds British options such as Repton, Kings School and Newlands. International City has several nurseries, including Fly High Kids, Little Sprouts and Kiddi Care.
For higher education, Dubai Academic City is about 10 minutes away and hosts Amity University Dubai, Zayed University and Al Ghurair University. On the healthcare side, the nearest hospital named in area guides is Fakeeh University Hospital in Academic City, roughly 10 minutes by car. Nadd Al Hamar Health Center and Medcare Medical Centre in Mirdif handle routine care, with local clinics in International City and Warsan 3. Confirm a school’s admissions and bus coverage before choosing a building, because bus routes are what make the distance workable.
Safety, Families, Pets and Walkability
Al Warsan benefits from Dubai’s generally low crime levels, and a Dubai Police office operates in Warsan 3. Newer apartment buildings usually include 24-hour security and children’s play areas. Warsan Village adds gated townhouses with private gardens, which suits families who want a pet-friendly home. Individual buildings set their own pet rules, so ask before signing.
Walkability is limited. Inside International City phases and around newer towers, short walks to supermarkets are possible, but the district’s wide roads and industrial edges mean most trips need a vehicle. It is also worth visiting at different times of day: industrial neighbours such as the treatment plant and truck routes can affect noise and traffic in some blocks.
Is Al Warsan a Good Place to Live or Invest?
Al Warsan works best for people who prioritise space and price over location. Tenants get modern buildings at lower rents, families get a quieter setting with room for a car, and investors can access small-ticket freehold units with respectable gross yields. The trade-offs are real: no metro, a commute of 20 to 30 minutes to the central business districts, a thin retail and dining scene inside the district itself, and project-by-project differences in quality and ownership rules.
For investors, the strongest case sits in ready or near-ready studios and one-bedrooms in newer Warsan 4 buildings, where rents are well supported and prices stay modest. The weakest case is paying a premium for off-plan units whose yields rely on marketing claims. For end users, the best fit is a small family or a working professional who drives and values a calmer suburb.
What Is Coming Next
New apartment projects continue to launch in Warsan 4, including Greenfield by Samana, Tavora by JHK and several other residential schemes, with handovers spread across late 2026 to 2029. Nakheel’s Warsan Souk and the Warsan Village Club were announced as part of the community plan, though their present status needs checking on site. Dubai Safari Park’s reopening with a new Royal Safari experience also adds a family attraction close by. I found no confirmed metro extension into Al Warsan in the sources reviewed, so check RTA announcements before assuming one.
How to Rent or Buy in Al Warsan: A Short Process
- Decide on the sub-community and confirm its freehold status.
- Compare at least three buildings by age, size, service charges and recent DLD-registered rents or sales.
- Visit at morning rush hour and on an evening to judge traffic and noise.
- For off-plan, verify DLD and RERA registration, escrow and the agreement’s handover terms.
- Budget for transfer fees, registration, NOC and commission, then finalise through a licensed broker.
FABs
Where is Al Warsan in Dubai?
Al Warsan is in eastern Dubai, next to International City and close to Dragon Mart, Al Warqa, Nad Al Sheba, Dubai Safari Park and Dubai Silicon Oasis. It is reached via Sheikh Mohammed Bin Zayed Road (E311), Ras Al Khor and Al Awir Road (E44) and Manama Street.
Is Al Warsan a good place to live?
It suits residents who want modern, affordable homes and are comfortable driving. It is quieter and cheaper than central Dubai, but lacks a metro station and has a limited dining and entertainment scene.
Can foreigners buy property in Al Warsan?
Yes, in the freehold parts. Sources identify Warsan 1 and Warsan 4 as open to foreign buyers, while most other sections are limited to UAE and GCC nationals. Verify any specific building with the Dubai Land Department.
Is Al Warsan the same as International City?
Not exactly. They are neighbouring and overlapping. Warsan 4 is commonly marketed as International City Phase 2, while the original International City lies alongside Warsan 1.
How much is rent in Al Warsan?
Recent registered contracts show studios at about AED 31,000 to 47,000 a year, one-bedrooms at about AED 44,500 to 70,000 and two-bedrooms at about AED 76,000 to 87,000. Newer buildings sit at the top of each range.
Is there a metro station in Al Warsan?
No. The closest Red Line station is Centrepoint, around 10 to 15 minutes away by car. RTA buses, including route 20, link the area to it.
What rental yield can investors expect in Al Warsan?
Listing-based figures show a gross yield near 7.9%, with small studios yielding more than larger units. After service charges and vacancy, net returns are lower, so calculate from registered rents rather than marketing claims.
Is Al Warsan an industrial area?
Partly. It has a long industrial history and still contains a sewage treatment plant, a power station and commercial plots, but residential communities now make up much of its eastern side.
Which schools are near Al Warsan?
Nearby options include International Academic School, International School of Arts and Sciences, GEMS Our Own English High School and Primus Private School in Al Warqa, plus Repton, Kings and Newlands in Nad Al Sheba.
Is Al Warsan family friendly?
Parts of it are. Newer buildings offer pools and play areas, Warsan Village offers gated townhouses with gardens, and schools and Dubai Safari Park are close. Residents should plan for car-based daily life.
How far is Al Warsan from Dubai International Airport?
About 15 to 18 minutes by car in light traffic, and roughly 20 to 25 minutes to Downtown Dubai.
Should I buy off-plan or ready property in Al Warsan?
Ready units let you verify rents and building quality. Off-plan offers lower entry costs and payment plans but carries handover risk, so check DLD and RERA registration, escrow arrangements and delay penalties first.
Is Dubai Safari Park near Al Warsan?
Yes, it is in neighbouring Al Warqa, about 10 to 12 minutes by car. It reopened for its eighth season on 12 October 2026 and operates daily from 9am to 6pm.
Final Thoughts
Al Warsan rewards buyers and tenants who do their homework. The district offers some of the lowest entry prices for new freehold apartments in Dubai, a growing supply of well-equipped buildings and sensible road links, balanced by car dependence and an unfinished retail scene. Compare buildings, verify ownership status and test the commute before you commit. If you would like a shortlist matched to your budget and goals, the DubaiPropertyPlus team can help.
Sources and data notes: Bayut Area Guides (Al Warsan, Warsan 3, Warsan 4); Property Finder area insights and DLD-based rental transactions; Dubai Safari Park reopening reports (Khaleej Times, Emirates 247); Gulf News and CBNME reporting on Nakheel’s Warsan Village and Warsan Souk; Samana Developers and developer listings on dubizzle for Greenfield by Samana; Binayah for Tavora by JHK; third-party analyses for per-square-foot averages. Figures were reviewed in October 2026 and should be re-checked before publication.
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