Al Warsan
Dubai community · 0 off-plan projects
About Al Warsan
Al Warsan sits on Dubai's eastern fringe, sandwiched between International City and the Al Qusais industrial corridor. It's a neighbourhood that most buyers overlook — and that's precisely why we pay attention to it. The area is mid-market through and through: affordable entry prices, a growing residential base, and a pipeline of off-plan projects that suggest developers are betting on its next chapter. If you're chasing value per square foot rather than a postcode to brag about, Al Warsan deserves a serious look.
Frequently asked questions about Al Warsan
Who are the main developers active in Al Warsan right now?
In our current catalogue we're working with two active developers here: Ayat Developments (behind Ayami Residence) and Laraix Developers, who have two projects — Zyra Hills and Zyra Vista Residences. Both are mid-size developers focused on affordable-to-mid-market apartments. We always advise buyers to review escrow registration and RERA project numbers before committing, and we're happy to walk you through that due diligence.
What rental yields can I expect in Al Warsan?
Gross rental yields in Al Warsan typically sit between 7% and 9%, which is above the Dubai average of roughly 6–7%. The tenant pool is largely made up of mid-income professionals and families priced out of pricier districts. In our experience, 1-bedroom units lease fastest — usually within 3–4 weeks of listing — making them the preferred choice for investors who want minimal vacancy periods.
How long is the commute from Al Warsan to DIFC, Dubai Marina, and DXB Airport?
Driving times vary by traffic, but here's what our buyers typically experience: DIFC is around 20–25 minutes via Al Khail Road, Dubai Marina is 30–40 minutes, and Dubai International Airport (DXB) is just 15–20 minutes — arguably Al Warsan's biggest commuter advantage. There's no metro station directly in the area yet, so most residents rely on personal vehicles or ride-hailing. We recommend factoring that into your lifestyle planning.
Are there good schools and amenities near Al Warsan?
The area is still developing its retail and leisure infrastructure, but day-to-day needs are well covered. Dragon Mart is roughly 5 minutes away for shopping and dining. For schools, families in our network commonly choose GEMS Winchester School in Mirdif (~10 min) or Deira International School (~15 min). A handful of clinics and supermarkets are within the community itself, and we expect more F&B and retail to follow as the newer residential projects complete.
What unit types are available in Al Warsan projects?
Across the three projects we currently list — Ayami Residence, Zyra Hills, and Zyra Vista Residences — the mix is primarily studios, 1-bedroom, and 2-bedroom apartments. Sizes generally range from around 400 sqft for studios up to 1,100 sqft for 2-bedrooms. We haven't seen villa or townhouse product launch here yet, so if that's your requirement, Al Warsan is currently an apartment-only market. Payment plans on active launches are typically 60/40 or 70/30.
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