HIGHLIGHTS
- Renting property
- Buying property
- Getting around
- Schools & clinics
- Malls & restaurants
- Desert Palm & Polo Club
- Things to consider
ABOUT AL WARSAN
Al Warsan (or Al Warisan) is a mixed-use area adjacent to the popular residential neighbourhood of International City. It is a relatively new development in the vicinity of Al Warqaa and Nad Al Sheba and is still undergoing construction. The community is further divided into four sub-districts named 1 to 4. Predominantly industrial, the locality is mainly known for housing the Dubai Sewage and Treatment Plant. However, it has an evolving residential side, also growing in popularity. With new projects being added to the market, it is expected that the neighbouring International City will be occupying most of Al Warisan.
Because Al Warsan is still under development, there’s a lot more to this place coming up in a few years. It was initially an industrial area like JAFZA and Al Quoz, popular among buyers of commercial properties in Dubai, specifically for plots of land. In the recent years, new residential projects are added to the real estate and those are already occupied. Accommodation is also economical so those looking for valuable investment opportunities can consider Al Warsan as it is one of the most affordable areas in Dubai to buy properties. Besides, there are excellent housing options for families as well as career-oriented individuals.
IN A NUTSHELL
- A mixed-use residential community
- Some parts of Warsan are freehold
- In the vicinity of International City, Al Warqa, Nad Al Sheba
- A blend of industrial and residential development
- Offers a wide range of residential properties including villas and flats
- Most villas and apartments are comparatively new
- Affordable rental and freehold prices
- Home to Warsan Lake and Desert Palm Dubai
NEIGHBOURHOOD
COMMUNITY OVERVIEW
Al Warsan is a lively neighbourhood divided into four sub-communities:
- Al Warsan 1
- Al Warsan 2
- Al Warsan 3
- Al Warsan 4
Warsan 1 is now the International City, home to the quintessential Warsan Lake. The residential area features a few residential villas and a good range of apartments while one can find some office units on the commercial side of Al Warsan 1. Properties for sale in most of Al Warisan are offered to UAE and GCC Nationals only. However, Warsan 1 and 4 are freehold. Warsan 2 on the other hand, forms the major part of the master development, featuring Dubai Palm Polo Club, Al Aweer Sewage Treatment Plant and the headquarters of DEWA. Amenities like pet market, Dubai Plant Souq, Dubai Municipality Nursery and a couple of ENOC Pumps are concentrated in the sub-community of Warsan 3. Lastly, Warsan 4 is a popular residential area with a wide range of apartment buildings. It is a rapidly developing neighbourhood, also known as the International City Phase 2.
There is a mix of villas and apartments in the different districts of Al Warsan. Residents will find green spaces, governmental offices and projects throughout the area. While Al Warsan is located slightly further away from the city, it offers easy access to key areas through the Sheikh Mohammed Bin Zayed Road (E311) and Ras Al Khor Road (E44), two of the major highways in the UAE.
PROPERTIES IN AL WARSAN
Those planning to move to Al Warsan can expect a wide range of options to choose from. Whether you’re looking for lower rental prices or a good investment opportunity you can consider the properties in Al Warsan. There are various low, mid and high-rise towers, in fact, it is counted among the areas with affordable apartment rentals in Dubai starting from AED 16k, per annum. These apartment units range from studios to 2-beds and each boasts modern architecture. These are are spacious and arranged in a way to ensure complete privacy.
Villas in Al Warsan are also similar to other properties in the emirate. These houses have classic Arabian elements complementing the overall theme. The floor plan for a typical 3-bedroom villa includes spacious rooms and lavish balconies. Along with ample living spaces, the houses in Al Warsan feature a pet-friendly garden area, swimming pool, and all the amenities of comfortable living. These features make the neighbourhood one of the most popular areas to buy villas in Dubai.
Rental Trends in Al Warsan
Apartment Type | Average Rental Price in AED |
|---|---|
Apartment Type Studio | Average Rental Price in AED 23,000 |
Apartment Type 1-Bed | Average Rental Price in AED 34,000 |
Apartment Type 2-Bed | Average Rental Price in AED 51,000 |
Those looking for affordable apartment rentals can expect to pay an annual amount of AED 23k for a studio apartment in Al Warsan while the bigger 1-bedroom apartment for rent is priced from AED 27k and AED 36k per annum. Likewise, the rents for 2-bedroom apartments in Al Warsan are expected around AED 51k on an average.
Villa Type | Average Rental Price in AED |
|---|---|
Villa Type 3-Bed | Average Rental Price in AED 76,000 |
Renting properties in Al Warsan is easy and pocket-friendly. As for those looking for independent units, there are a few villas in Warsan 1. These family homes go for an average rent of AED 76k, per annum.
Sale Trends in Al Warsan
Apartment Type | Average Sale Price in AED |
|---|---|
Apartment Type Studio | Average Sale Price in AED 306,000 |
Apartment Type 1-Bed | Average Sale Price in AED 467,000 |
Apartment Type 2-Bed | Average Sale Price in AED 657,000 |
To buy a studio apartment, you will need at least AED 265k while a 1-bedroom flat for sale in Al Warsan will cost you a minimum of AED 315k. The average price of a 2-bedroom apartment is AED 657k.
Villa Type | Average Sale Price in AED |
|---|---|
Villa Type 3-Bed | Average Sale Price in AED 1,400,000 |
Interested investors can buy properties in Al Warsan at budget-friendly rates. There are 3-bed villas costing around AED 1.3M to AED 1.6M. A standard 3-bed house typically spans across 2,100 sq. ft.
ROI in Al Warsan
Apartment Type | ROI |
|---|---|
Apartment Type Studio | ROI 6.7% |
Apartment Type 1-Bed | ROI 5.7% |
Apartment Type 2-Bed | ROI 5.7% |
The return on investment for studio apartments in Al Warsan is 6.7%. 1 and 2-bedroom apartments closely follow with a 5.7% ROI.
Villa Type | ROI |
|---|---|
Villa Type 3-Bed | ROI 5.5% |
One can also invest in 3-bed villas. These are expected to generate lucrative rental yield of 3.5% on average.
Most Popular Communities in Al Warsan
Al Warsan is mainly divided into four blocks and most of them are still developing. Take a look at the most popular sub-community in the neighbourhood before renting or buying a property in Al Warsan.
Al Warsan 4 fares as the most popular community in Al Warsan. It is a large development and also known as International City Phase 2. The sub-community has mid to high-rise apartment buildings offering 1, 2 and 3-bedroom apartments. These flats are built in traditional Islamic or ultra-modern architectural style. The annual rent for apartments in Warsan 4 ranges between AED 17k to AED 55k while one can also buy apartments in Warsan 4 starting from AED 280k.
Al Warsan 1, the second-most-popular community, is a villa community developed by Nakheel Properties. It is located on the border of the France and Persia clusters in International City. Al Warsan 2 is the central sub-community and it houses the Desert Palm Polo Club and the Dubai Electricity and Water Authority (DEWA) and Al Warsan Complex. Al Warsan 3 is a little further off and it features commercial markets and souks.
Hotels in Al Warsan
Melia Desert Palm Dubai is a 5-star hotel in Warsan on Al Awir Road. The hotel has suites and villas equipped with modern amenities. Other features include a boutique fitness centre, Samana Spa, a wide range of casual dining restaurants and bars, events space, complimentary internet connectivity and much more.
TRANSPORTATION AND PARKING SPACES IN AL WARSAN
There are plenty of parking spaces in Al Warsan for residents and visitors. The industrial side has dedicated areas for the staff and the residential complexes have reserved parking spaces. Villas and townhouses also feature dedicated spaces with enough capacity for two cars.
Transportation in Al Warsan
Residents can either travel by taxi or personal cars. There are quite a few RTA bus routes that connect the area to other parts of the city. The buses also connect to the Centrepoint Metro Station on the Red Line of the Dubai Metro that is 11-minutes away by car. Moreover, Dubai Municipality has just started providing free transport to the Central Fruits and Vegetable Market at Al Warsan for the convenience of buyers, workers and sellers.
AMENITIES, SCHOOLS AND HEALTHCARE
SUPERMARKETS IN AL WARSAN
Most of the supermarkets in Al Warsan are concentrated in Al Warsan 3. This includes New Parsons Hypermarket, Madeena Supermarket, Warsan Al Madina Supermarket and more. Carrefour Hypermarket in Dragon Mart 2, Lulu Express in the France Cluster of International City and Ecity Supermarket in the Russia Cluster of International City are other popular supermarkets nearby.
CHURCHES, TEMPLES AND MOSQUES IN AL WARSAN
There are many dedicated prayer areas and mosques in Al Warsan. A community mosque is in the heart of the town. Furthermore, Warsan Mosque lies in Warsan 3 and several others are located in the neighbouring localities.
The nearest churches are located at a 20-minute drive on Oud Metha Road known as Saint Mary’s Church and Dubai City Church. Those who want to visit a temple should note that Shiva Temple, Shree Krishna Haveli and ShrinathJi Temple are at a distance of 25 minutes in the Bur Dubai area.
SCHOOLS NEAR AL WARSAN
There are plenty of nurseries close by, in International City for young children. Popular options include Fly High Kids Nursery in the France Cluster, Little Sprouts ELC in the Moroccan Cluster and Kiddi Care Nursery and Daycare in the Spain Cluster.
Other schools near Al Warsan are found in the neighbouring locality, Al Warqaa. Some popular options include:
- International Academic School
- International School of Arts and Sciences
- Primus Private School
- GEMS Our Own English High School
Notable schools offering the American curriculum include International Academic School and International School of Arts and Sciences. If you are looking for schools following the Indian curriculum then you can find GEMS Our Own English High School and Primus Private School within a short distance from Al Warisan.
Further, many universities are just 10 minutes away in Dubai International Academic City (DIAC). A few institutes here are Amity University Dubai, Zayed University and Al Ghurair University.
CLINICS AND HOSPITALS NEAR AL WARSAN
Aster Clinic, Apple Clinic and Right Health Ruby Clinic are some local clinics near Al Warsan. Moreover, Shanghai Medical Clinic has some good practitioners and nursing staff. It is also situated in International City. The closest hospital is the Fakeeh University Hospital in DIAC, a 10-minute drive away.
NEARBY AREAS
Al Warsan is in the vicinity of International City, neighbouring the popular community of Al Warqaa. This neighbour is home to a wide range of educational institutes accessible within a 5-minute drive from Al Warsan. It is also the site of the family-favourite Dubai Safari Park. On the other end, there is Nad Al Sheba surrounding the industrial area of Al Warsan. The educational hub, Academic City is at a 9-minute short drive while reaching from Dubai Silicon Oasis may take around 13 to 15 minutes by car.
LIFESTYLE
SHOPPING, DINING AND NIGHTLIFE
MALLS IN AL WARSAN
There aren’t many malls in the neighbourhood, just some dedicated shops and retail centres are set up at the moment. However, a few projects are ready to be established. Soon, residents will have access to Al Warsan Souk Dubai. It is a part of Warsan Village by Nakheel. Meanwhile, shopping enthusiasts still have loads of arcades and options around the town. The nearest one is Dragon Mall located on Al Awir Road. It has a food court, a cinema, brand outlets, toy shops and electronics stores. Another mall near Al Warsan is Marhaba Mall on Ras Al Khor Road. It features a few restaurants, retail stores and banking amenities. At a 15-minute drive Dubai Festival City Mall offers many well-known casual dining restaurants, entertainment options and high-street fashion options.
RESTAURANTS NEAR AL WARSAN
International City is known to be a haven for those looking for different cuisines at an affordable price point. Many authentic restaurants cater to the community. Popular options include Nine Squares Restaurant which specialises in Chinese hot pot, Penuel Restaurant known for its South Indian menu and Dyar Al Sham which offers Arabian food. Casual dining restaurants can also be found in Dragon Mart, such as Chili’s, The Mahal Restaurant and Esfahan.
BEACHES NEAR AL WARSAN
There are plenty of options nearby to experience beach life. Jumeirah Beach, a family favourite beach near Al Warsan is located 30 minutes away. It is popular for camel rides and entertainment activities. Some other options include Sunset Beach and Al Mamzar Public Beach.
LEISURE ACTIVITIES AND NOTABLE LANDMARKS
Al Warsan’s key highlight is its beautiful Warsan Lake. It is popular among families and singles alike. Nakheel Properties has turned the lake into the Al Warsan Bird Sanctuary. The wetland is home to many different species of birds, plants, animals and marine life.
The Desert Palm Polo Club is another landmark of the area. It is known for its polo grounds but also offers a riding school, a boutique hotel and a few select residences offering views of the riding grounds.
OUTDOOR ACTIVITIES, FITNESS AND BEAUTY
Besides the polo games, residents like to head to the fitness clubs near Al Warsan. Some notable ones include Target Aerobics, Fitness 360 and V Fitness Gym. Some beauty salons are also nearby for men and women such as Al Mumtaz Gents Salon, Al Shabab Gents Salon, Qaser Al Zein Ladies Beauty Salon, and Lemon Blossom Salon. When your body needs a proper spa treatment, you can head towards Samana Spa or Kawaii Day Spa close by.
COMMUNITY EVENTS
Al Warsan is still in its development stages and the population is not huge so there aren’t any specific community events. Those who want to catch up can drive to Jumeirah Village Circle (JVC) to witness fireworks and celebrations on special occasions.
THINGS TO CONSIDER
Al Warsan is a little off from the centre of Dubai but commuting to the city is easy due to the road network in proximity. Moreover, property prices are not too high. Those who wish to invest should know that this might be the right time as the community is rapidly developing and property values may rise soon.
FAQs about Al Warsan
Is Al Warsan freehold?
Al Warsan 1 which is International City and the developing neighbourhood of Al Warsan 4 (or International City Phase 2) are a few of the freehold areas in Dubai. Rest of the community offers properties to the UAE and GCC Nationals only.
Is Al Warsan an industrial area?
Initially, Al Warsan was a completely industrial zone in Dubai like Jebel Ali Freezone Area and Al Quoz Industrial Area. It offered commercial plots of land. However, the area has now grown into a residential suburb with family homes of the UAE locals and GCE nationals. There are also apartment blocks now built in Al Warsan 1, 2, 3 and 4 and these are offered in affordable annual price ranges.
LOCATION
- The Ras Al Khor Road (E44) freeway is located next to Al Warsan
- Dragon Mart is 5 minutes away
- Dubai Festival City is under 15 minutes away
- Dubai International Airport is 18 minutes away via Nad Al Hamar Road (D62) and Ras Al Khor Road (E44)