Warsan 4 is an emerging residential community on the eastern side of Dubai, offering freehold ownership, accessible property prices, and a growing range of residential and lifestyle amenities. Also known as International City Phase 2, Warsan 4 forms part of the wider Al Warsan locality while offering a distinct residential character of its own.
The area has evolved into a predominantly residential neighbourhood with low and mid-rise apartment buildings, making it increasingly relevant to first-time buyers, families, renters, and investors looking for an accessible entry point into Dubai’s property market.
With its strategic position near Sheikh Mohammed Bin Zayed Road, Dubai International Academic City, Dubai Silicon Oasis, and key eastern Dubai destinations, Warsan 4 offers a different proposition from the city’s more established premium districts.
Here is what you need to know before considering a property in Warsan 4, from its location and connectivity to property types, ownership, rental demand, and the area’s evolving investment profile.
Warsan 4 vs. Warsan 1, 2 & 3: Don’t Get the Sub-Communities Mixed Up
Al Warsan is 17 sq. km. locality divided into four distinct sub-communities, each serving a unique commercial or residential framework.
Understanding the distinction matters because the four areas are not interchangeable.
- Warsan 1 — Warsan 1 is home to International City proper, including its well-known country-themed apartment clusters and Warsan Lake. It is designated as a freehold area.
- Warsan 2 — Warsan 2 has a predominantly industrial and institutional character. It includes major facilities such as the DEWA headquarters, Al Aweer Sewage Treatment Plant, and Desert Palm Polo Club. It is not designated as a freehold area.
- Warsan 3 — Warsan 3 has a predominantly institutional and mixed-use character, with facilities including Dubai Plant Souq, a pet market, and a Dubai Municipality nursery. It is also not designated as a freehold area.
- Warsan 4 — Warsan 4 is the newer, purpose-built residential phase, also known as International City Phase 2. It is an apartment-led, family-oriented community and a designated freehold area.
According to Dubai Land Department regulations, Warsan 4 is designated as a freehold zone, allowing UAE nationals and international investors to hold full property ownership. Buyers should always confirm the ownership status of the specific property or plot before proceeding with a purchase.
Where Is Warsan 4 Located?
Warsan 4 sits at the intersection of Sheikh Mohammed Bin Zayed Road (E311) and Al Manama Street, on the eastern side of Dubai.
The community is positioned close to Warsan 1, with Warsan 2 and Warsan 3 nearby. Dubai International Academic City lies to the south, while Al Warqaa and Dubai Silicon Oasis are also within easy reach.
This eastern Dubai location gives Warsan 4 convenient access to several established employment, education, retail, and residential hubs.
For residents and investors, the appeal lies in the balance: the community is removed from the premium pricing of central Dubai while remaining connected to major destinations across the city.
Connectivity: How Far Is Warsan 4 From Key Areas?
| Destination | Approx. Travel Time |
| Dubai International Airport (DXB) | 15–20 minutes |
| Downtown Dubai / Business Bay | 18–22 minutes |
| Al Maktoum International Airport | 30 minutes |
| Mirdif City Centre | 10–12 minutes |
| Dragon Mart | 10–15 minutes |
| Dubai Festival City | 20 minutes |
| Centrepoint (Rashidiya) Metro Station | ~13 minute drive; RTA bus routes connect directly |
Note: Travel times vary depending on traffic conditions and the exact location within the community, so these should be treated as planning estimates rather than guarantees.
Public transport is supported by RTA bus routes connecting the community to Centrepoint Metro Station on the Red Line, while taxis and ride-hailing services are also readily available.
The upcoming Dubai Metro Blue Line is another significant infrastructure development for the wider area. Its future connectivity is expected to strengthen accessibility and further integrate communities across this part of Dubai.
Property Types in Warsan 4
Warsan 4 offers a broad mix of residential options, with apartments forming the dominant property type.
These include:
- Studios and 1 to 3 bedroom apartments in low and mid-rise buildings
- Townhouses in select pockets
- A smaller number of villas and undeveloped plots
Apartment buildings typically offer fitted kitchens, bathrooms, balconies, and shared amenities such as gyms, swimming pools, and landscaped areas.
This range allows Warsan 4 to appeal to different segments of the market, from first-time buyers and renters looking for accessible housing to families seeking more space without moving into Dubai’s higher-priced central communities.
What Does It Cost to Buy or Rent in Warsan 4?
Market data indicates that property entry costs in Warsan 4 remain highly competitive compared to Dubai’s citywide averages.
This price advantage, paired with robust tenant demand along the eastern corridor, allows the area to yield historically strong rental returns, frequently outperforming central, high-premium districts.
Rental performance can vary significantly depending on the property type, building quality, unit size, furnishing, and exact location. Gross rental yields in the area are commonly cited in the 7 to 9% range, making Warsan 4 particularly relevant for income-focused investors.
As with any property investment, rental yields and market values can change over time. Investors should assess current transaction data, rental activity, service charges, and the specific property’s condition before making an investment decision.
Freehold Ownership
Warsan 4 is designated as a freehold area, allowing UAE nationals and international investors to hold full ownership of eligible properties.
This is one of the factors that makes the community relevant to international buyers seeking an accessible entry point into Dubai’s property market.
It is important to distinguish Warsan 4 from Warsan 2 and Warsan 3, which share the broader Al Warsan name but have different ownership frameworks.
As always, buyers should verify the freehold status of the specific plot or property with the relevant authorities before signing a purchase agreement.
Schools, Nurseries & Family Amenities
Warsan 4 does not have schools located directly within the community, but several educational institutions are accessible within a short drive.
Nearby options include:
Schools
- Ignite School
- GEMS Our Own English High School
- Repton School Dubai
- Dubai Modern Education School
Nurseries
- Kiddi Care Nursery
- British Orchard Nursery
Higher Education
- Manipal Academy of Higher Education
- Heriot-Watt University Dubai
- The area’s proximity to Dubai International Academic City and Dubai Silicon Oasis further strengthens its appeal for students, academics, and families with school or university-aged children.Academic City
Healthcare
Residents have access to healthcare facilities in the surrounding communities, including Nadd Al Hamar Health Centre and Medcare Speciality Centre in Mirdif.
Additional hospitals, clinics, and pharmacies can be found across Dubai Silicon Oasis and the wider Al Warsan and Mirdif areas.
Shopping, Dining & Things to Do
Warsan 4 benefits from a growing selection of retail and leisure destinations in and around the community.
Souk Warsan
- Souk Warsan, part of the wider International City and Warsan development, is a Nakheel-developed retail destination on Al Manama Street and includes a Lulu Hypermarket.
Dragon Mart
- Dragon Mart is approximately 10 to 15 minutes away and provides access to a broad range of retail, home, dining, and lifestyle options.
Dubai Safari Park
- Dubai Safari Park is located in nearby Al Warqaa 5 and offers a major leisure attraction for residents and visitors.
Ras Al Khor Wildlife Sanctuary
- The Ras Al Khor Wildlife Sanctuary is also accessible from the community and is known for its protected wetlands and seasonal flamingo population.
In addition, supermarkets, hypermarkets, restaurants, and everyday retail options are available within the wider community, making daily essentials easily accessible.
Who Is Warsan 4 Best Suited For?
Warsan 4 can be particularly relevant for:
- First-time buyers and renters: Those looking for an accessible entry point into Dubai’s freehold residential market.
- Families: Families looking for a modern, low-rise community living with nearby parks, playgrounds, and essential retail.
- Income-focused investors: Investors prioritising rental income and yield over premium positioning, particularly where entry prices remain competitive relative to achievable rents.
- Eastern Dubai commuters: Professionals working around Dubai Silicon Oasis, Academic City, International City, Dragon Mart, and surrounding employment and logistics hubs.
Warsan 4 is less suited to buyers specifically seeking beachfront living, Downtown prestige, or the highest-priced luxury segments of Dubai. Its proposition is more grounded in accessibility, rental demand, connectivity, and long-term community development.
Expert Insight from Mirha Homes Developments
At Mirha Homes Developments, we advise buyers to look beyond today’s prices and evaluate long-term infrastructure, rental demand, connectivity, and future community growth. Warsan 4 continues to attract attention because it combines accessible entry prices with strong long-term development potential.
27 East End Garden Residences: A New Off-Plan Option in Warsan 4
Most of Warsan 4’s existing residential stock consists of established low and mid-rise apartment buildings. 27 East End Garden Residences by Mirha Homes Developments introduces a newer residential option to the community, combining contemporary design, modern specifications, and lifestyle-focused amenities.
The development offers studio, 1-bedroom, and 2-bedroom residences, with prices starting from AED 555,000.*
The project comprises 96 thoughtfully designed residences and features modern interiors, branded fixtures, smart locks, walk-in closets, modern glass wardrobes, and kitchens equipped with Siemens and Ariston appliances.
Residents will also have access to premium lifestyle amenities including a swimming pool, gym, Sky Garden Terrace, landscaped gardens, children’s play area, jogging track, barbecue area, business centre, prayer room, and 24/7 security.
The project is positioned within Warsan 4, with access to key destinations including Dubai International Airport, Downtown Dubai, Business Bay, Dragon Mart, Mirdif City Centre, Dubai Festival City, and Dubai International Academic City. Mirha Homes’ project material also identifies the Blue Metro Line as approximately 3 minutes away.
The broader master development framework of Warsan 4 is overseen by Nakheel, providing the community with the backing of an established master developer and a planned residential environment.
For buyers considering a newer home within Warsan 4, 27 East End Garden Residences offers an opportunity to compare contemporary construction and specifications with the area’s existing residential stock.
*Prices and availability are subject to change. Buyers should confirm current pricing, availability, payment terms, and handover timelines directly with Mirha Homes Developments before making a purchase decision.
FAQ
Is Warsan 4 the same as Al Warsan?
No. Al Warsan is the broader locality, divided into four distinct sub-communities: Warsan 1, Warsan 2, Warsan 3, and Warsan 4.
Warsan 4, also known as International City Phase 2, is the residential, freehold sub-community covered in this guide.
Is Warsan 4 a good place to invest in Dubai?
Warsan 4 can be particularly attractive to investors focused on rental income and accessible entry points into Dubai’s freehold property market.
The area’s competitive property prices, established tenant demand, and commonly cited gross rental yields of around 7 to 9% make it relevant for yield-focused investors. However, actual returns vary by property and market conditions.
Is Warsan 4 freehold?
Yes. Warsan 4 is designated as a freehold zone, allowing UAE nationals and international investors to hold full ownership of eligible properties.
Buyers should always verify the freehold status of the specific property or plot before purchasing.
How far is Warsan 4 from Dubai International Airport?
Warsan 4 is approximately 15 to 20 minutes from Dubai International Airport by car, depending on traffic and the exact location within the community.
What types of properties are available in Warsan 4?
The community primarily offers studio and 1 to 3 bedroom apartments in low and mid-rise buildings, alongside a smaller selection of townhouses, villas, and undeveloped plots.
What is the average rent in Warsan 4?
Rental prices vary depending on unit type, size, building, furnishing, and location. Current market conditions should be reviewed when assessing a specific property, as rental values can change over time.
Are there new developments in Warsan 4?
Yes. 27 East End Garden Residences by Mirha Homes Developments is a new off-plan residential project in Warsan 4, offering studio, 1-bedroom, and 2-bedroom residences with prices starting from AED 555,000.*
The project is targeted for handover in early 2027, around Q1 2027.*
*Prices, availability, payment terms, and handover timelines are subject to change. Please confirm the latest details with Mirha Homes Developments before making a purchase decision.
Conclusion
Warsan 4 has become one of Dubai’s most promising residential communities for buyers seeking affordable freehold properties with strong rental potential. Its strategic location, improving infrastructure, and growing number of modern developments make it attractive for both end-users and investors. Whether you’re buying your first home or expanding your portfolio, evaluating the community alongside your long-term financial goals will help you make a more informed investment decision.
