Based on 2 building reviews
Al Warsan sits in southeastern Dubai and is still developing, but it already gives you a mix of affordability and a calmer, more suburban feel. It borders International City and stays close to Dubai Silicon Oasis, so residents can reach established retail areas and tech-focused workplaces without much hassle. For families, couples, and single professionals who want reasonably priced homes and everyday convenience, it makes practical sense.
Al Warsan is divided into four sub-communities: Al Warsan 1, 2, 3, and 4. Each one feels a little different. Al Warsan 1 is picking up attention as an off-plan area around projects like Ayami Residence, while Al Warsan 4 has most of the built-up housing and links directly to International City Phase 2. Al Warsan 2 and Al Warsan 3 are quieter, lower-rise pockets with shared accommodation, small retail parades, local mosques, and grocers.
The area appeals to budget-conscious renters, first-time buyers, and investors looking for yield. Freehold ownership for overseas buyers helps, and so does the steady pipeline of low- to mid-rise apartment towers. Studios, one-bedroom, and two-bedroom apartments make up most of the stock. You'll see that across developments like Silver Park Residency, Sports View Residence, Stellar Axis, Nest, and more. Al Warsan 1 also has a smaller pocket of villas and land plots.
Dragon Mart sits right next door for shopping and dining, and the road access is one of the area's biggest advantages. Ras Al Khor Road and Sheikh Mohammed Bin Zayed Road frame the community, which makes drives to Downtown Dubai, Dubai International Airport, and other parts of the city fairly direct. An upcoming Blue Line metro station is also adding to investor interest. For schools, GEMS Al Khaleej International is all about a 10-minute drive away.
Prices of properties for sale in Al Warsan range from AED 10.7M to AED 58M, with a median of AED 16M. A total of 23 listings are available. 11 properties have been listed for sale in Al Warsan over the past 30 days. Across all listings, 4% are verified and 39% are listed by SuperAgents.
14,269 sqft
Land
Al Warsan 1, Al Warsan, Dubai
11,703 sqft
Land
Al Warsan 1, Al Warsan, Dubai
66,727 sqft
Land
Al Warsan 1, Al Warsan, Dubai
1
16,533 sqft
Land
Al Warsan 1, Al Warsan, Dubai
none
15,611 sqft
Whole Building
Bin Shafar Bldg 1, Al Warsan 1, Al Warsan, Dubai
none
16,020 sqft
Land
Al Warsan 1, Al Warsan, Dubai
13,457 sqft
Land
Al Warsan 1, Al Warsan, Dubai
none
16,878 sqft
Land
Al Warsan 1, Al Warsan, Dubai
73 sale transactions were recorded in Al Warsan over the past 12 months, marking a 64.6% decrease YoY.
The data displayed is based on average prices and sizes of all in Al Warsan.
See all TransactionsAl Warsan is set up for practical day-to-day living. Most errands get handled around the low-rise blocks of Al Warsan 4 and International City Phase 2, where you'll find groceries, salons, and casual food spots close together. Dragon Mart is about a 5-minute drive from most addresses, and it covers everything from bulk shopping to quick meals.
The area feels more functional than polished, and that's part of the appeal for many residents. You'll pass late-night supermarkets, karak stops, family-run kebab places, and small cafeterias tucked between residential buildings. If you want a bigger mall trip, Dubai Festival City Mall is roughly a 15-minute drive north, and Mirdif City Centre is about 15 minutes away too. Ras Al Khor Wildlife Sanctuary is about 15 minutes west when you need a break from the built-up streets.
Currently there are no schools within Al Warsan; all major primary and high schools are located in the neighboring community of Al Warqa’a, and most options here follow Indian or American curricula. A few British and IB schools are also within reach.
GEMS Al Khaleej International School is the closest choice for many Al Warsan residents and is usually under 15 minutes by car. It follows the American curriculum from Pre-KG to Grade 12, with an IB option available. It holds a ‘Good’ KHDA rating, and charges annual fees in the AED 34,000 to AED 63,000 range. That makes it one of the more budget-friendly schools in this area.
GEMS Our Own English High School sits in nearby International City and is also about a 15-minute drive away. It offers the Indian curriculum prescribed by the Central Board of Secondary Education (CBSE) and holds a KHDA very good rating. Fees generally range between AED 7,828 and AED 16,562, so it tends to attract families who want an Indian education pathway without paying premium school prices.
Sharjah American International School is roughly a fifteen-minute drive from Al Warsan and follows the American curriculum with a Good KHDA rating. Its sustainability-focused ethos is built into daily learning, and fees usually fall in the AED 17,300 to AED 36,000 range.
Al Warsan itself has limited on-site early years provision, so many families use nurseries in neighboring International City and Warsan Village. Kids World Nursery is within a 10-minute drive and accepts children from about 45 days up to four years. Other nearby kindergarten options include Chubby Cheeks Nursery and Gingle Kids ELC, all in International City within a 10 to 15-minute drive.
For higher education, Amity University Dubai and the wider Dubai International Academic City campuses are about a 15-minute drive away. That gives older students access to undergraduate and postgraduate programs without a long commute. If you have nursery-age children, plan for a brief school run, because in-community options inside Al Warsan are still thin.
| School name | Curriculum | Fee range | Distance | KHDA rating |
|---|---|---|---|---|
| GEMS Al Khaleej International School - Dubai Branch | American - International Baccalaureate | 34K - 63K | 4.9 km | Good |
Al Warsan 2
Since the area is full of sharing accommodation, the parking spaces are very limited or yet unavailable. Most of the shared flats have more 3 vehicles (car, van, trucks, bus, etc..) Overall it price is reasonable, 24hr security, nearby pocket parks and groceries.
3 years ago
Al Warsan 3
I’ve been looking for a studio unit for almost 2 months since I will not renew my contract to my old flat, and to my luck I find this building in International City Phase 2 - Al Basha 9 with studio unit and huge balcony at a very reasonable rental. The building overall rating for me is 8/10 and I’m excited to start a new living there knowing that I have my own unit, and the good thing is I can rest well and have a peaceful sleep after a long busy day at work.
3 years ago
Al Warsan is a low-rise residential district spread across Al Warsan 1, 2, 3, and 4. Most homes sit in Al Warsan 4 and the International City Phase 2 pocket, where apartment supply is strongest. The housing mix is mainly made up of apartments in mid-rise towers, with a smaller share of villa compounds and a growing land-plot segment for G+6 and G+9 residential developments. Sale prices run from around AED 400K to AED 53M, with a median near AED 860K.
Apartment stock is concentrated in Al Warsan 4 and International City Phase 2, while Al Warsan 1 is becoming the main off-plan cluster. Studios, one-bedroom, and two-bedroom apartments in Al Warsan for rent and sale dominate the market, with sizes ranging from roughly 350 sq ft studios to 1,600 sq ft two-bedroom units.
For ready stock, a few good examples are Silver Park Residency, BNH Smart Tower, and Easy 19. Other completed options include BNH Smart Tower 3, Rokane G23, and Equiti Apartments. Most of these buildings include pools, gyms, kids' play areas, covered parking, and 24-hour security.
Off-plan choice is broad. Ayami Residence draws attention in Al Warsan 1. Then you have projects such as Nest, Stellar Axis, and Kyomi Residences shaping the newer pipeline. Zenith by Amber, Elevia Residences, Park Residency, Vio Residences, 27 East End Garden Residences, Sports View Residence 2, and Greenfield by Samana Developers add to that supply.
Studios for sale in Al Warsan typically trade from AED 400K to AED 600K, 1-bedroom apartments from AED 700K to AED 1.1M, and 2-bedroom units from AED 1.2M to AED 1.6M. That puts Al Warsan well below apartment prices in nearby Dubai Silicon Oasis and Dubai Land.
Explore: Al Warsan listings, Apartments for rent in Al Warsan, Apartments for sale in Al Warsan
Villa stock in Al Warsan sits within gated compounds across Al Warsan 1, 2, and 3. These homes give you more space and privacy than the apartment towers, and layouts usually include private gardens, shaded parking bays, maid's rooms, and multiple bathrooms. They're mainly aimed at larger families who want ground-level living close to International City and Dragon Mart.
Shared facilities in these compounds usually include pools, play areas, and round-the-clock security at the gate. Villas for rent in Al Warsan are more affordable than comparable homes in Al Warqa'a or Nad Al Sheba, which is a big reason value-focused buyers and tenants look here.
Al Warsan suits budget-conscious renters and buyers seeking affordable studios and one- and two-bedroom apartments. Al Warsan 4 and International City Phase 2 form the main residential core. It suits singles, young couples, and small families who can rely on a car. It is less suitable for those seeking a walkable metro, high-end dining, or quiet villas, as Al Warsan 2 has tight parking and heavy shared accommodation.
Al Warsan offers an accessible entry point, with a median sale price of about AED 860K. Studios in Sports View Residence, Easy 19, and BNH Smart Tower start from AED 400K to about AED 600K. One-bedroom units in Silver Park Residency and Glorious Central Residences range from AED 760K to AED 1.07M. Off-plan projects in Al Warsan 1 and 4 also support strong activity. Compare the available stock pricing and service charges, as returns vary by building, layout, and view.
Al Warsan has designated freehold areas. Buildings in Al Warsan 1 and International City Phase 2 in Al Warsan 4 are marketed as freehold for residents and overseas buyers. Owners hold their units outright, subject to Dubai Land Department registration and service charges. Always confirm the specific title deed before signing.
Al Warsan 1 mainly has land plots and the off-plan Ayami Residence, giving it a newer, investor-led feel. Al Warsan 4 has the most ready homes through International City Phase 2 and its mid-rise towers. Al Warsan 2 and 3 are smaller pockets with fewer listings and more shared accommodation. Prices per square foot generally increase from older ready homes in Al Warsan 4 to newer off-plan projects in Al Warsan 1.
Al Warsan has no metro station, so residents use RTA stops such as Al Warsan Fourth Bus Stop 1, 2, and 3, taxis, and ride-hailing. New buildings in Al Warsan 1 and 4 often promote access to the upcoming Blue Line metro corridor. For now, drivers use Sheikh Mohammed Bin Zayed Road (E311) and Ras Al Khor Road (E44).
International City sits next to Al Warsan and shares many services, but its themed clusters and Dragon Mart make it denser and more established. Al Warsan 4 and 1 offer newer buildings, larger balconies, and more off-plan options at similar entry prices. Buyers seeking new homes and payment plans often choose Al Warsan, while those seeking immediate rental cash flow in older, occupied blocks often choose International City.
