Warsan Fourth is an even thinner slice of the Warsan / International City belt than Warsan First — one project, 5 transactions, AED 4.3M of volume. This is the entry-most end of the Dubai investable market, and the buyer pool is narrowly first-time investors at the sub-AED 1M ticket ceiling. The numbers are real but the market is shallow. Underwrite accordingly. Do not assume liquidity that the transaction count cannot support.
What the DLD data tells us about Warsan Fourth
One project, 5 transactions, AED 4.3M volume, AED 1,027/sqft. Average ticket AED 860k — firmly entry-level. Five transactions is extremely low velocity — price discovery is inefficient. Price/sqft at AED 1,027 is slightly above Warsan First and comparable to International City newer stock. AED 4.3M total volume is among the smallest in the active Dubai map; tenant and investor flow matches the modest volume.
Who buys here
Investor-dominant — 85% investor, 15% end-user. First-time Dubai investors at the AED 600-950k ticket ceiling, Indian and Pakistani buyers predominantly. Tenant demand from blue-collar and service-sector workers in the surrounding eastern Dubai industrial and logistics belt. Ticket clusters AED 600-900k for 1BRs, AED 900k-1.2M for 2BRs. Holding periods 3-5 years.
What the units look like
Single-project entry-market apartment stock. Studios 350-500 sqft AED 420-620k, 1BR 600-800 sqft AED 650-900k, 2BR 900-1,200 sqft AED 900k-1.25M. Build quality entry-tier — basic fittings, functional MEP, minimal amenity package. No branded residences, no premium layering.
The honest caveats
Shallow market. Five transactions means resale timing can materially swing price — 15-25% delta between best and worst exit conditions is realistic. Tenant-quality management is critical; cheque-bounce and late-payment risk is higher here than in end-user-dominated areas. Service charges AED 8-12/sqft. No metro, commute to CBD 25-35 minutes. Resale can sit 8-14 months in a cool window.
Related: Warsan First, International City, Al Warsan.
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