WARSAN FIRST DEVELOPMENT
apartment community
Buyer read
Studios offer a clear entry, but off-plan sales dominate
Studios have a median sale price of AED 480K. 72% of recent sales are off-plan. The downside profile is moderate, based on 2 of 5 available inputs.
AED 480K
Studio median · 2026 YTD
72% off-plan
High supply-pressure proxy
Moderate
2 of 5 risk inputs available
An emerging residential area in Warsan offering affordable apartments and commercial spaces near International City.
Median PSF
AED 1,282
Apartments
YoY change
+327.3%
5-yr sales
1,219
DLD transactions
Gross yield
10.5%
Ejari, last 12m
DUBUY VERDICT
Exceptional amenity density, weaker transit
WARSAN FIRST DEVELOPMENT offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 118 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
—
Transit
—
Mapped venues
118
Dining
11/100
48 mapped
Shopping
12/100
33 mapped
Health
8/100
11 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
Standout on yield and growth worth serious attention
WARSAN FIRST DEVELOPMENT sits in the top tier for both rental yield and 3-year price appreciation — a rare combination in Dubai. Liquidity is manageable.
YoY change
+327.3%
3-yr growth
+35%
Gross yield
10.5%
5yr volume
1,219
Median PSF
AED 1,282
Apartments
YoY change
+327.3%
5-yr sales
1,219
DLD transactions
Gross yield
10.5%
Ejari, last 12m
WARSAN FIRST DEVELOPMENT is a primarily apartment-based community in Dubai with 1,219 transactions on record over the last five years. Median price per square foot sits at AED 1,282, up 327.3% year-on-year, outperforming the city-wide 5.3% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with WARSAN FIRST DEVELOPMENT median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 3K
Loan AED 461K · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
PROPERTY CATALOGUE
Homes in WARSAN FIRST DEVELOPMENT
WARSAN FIRST DEVELOPMENT is led by apartments, with 10 named developments and home types available to research.
Home types
2
Registered and marketed
Typical size
278 sqft
Community median
Named homes
10
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R
250–969 sqft
Villas
Bedroom mix not published
Not published
Includes AL WARSAN INDUSTRIAL, WARSAN FIRST DEVELOPMENT, Olivz Residence and 7 more.
Explore all homesMARKET VERDICT
Price momentum is positive over the longer cycle
WARSAN FIRST DEVELOPMENT is outperforming Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+327.3%
3-yr growth
+35%
12m sales
442
Forecast
low
Current PSF
AED 1,266
6-month forecast
+13.6%
Forecast range
1,251–1,625
AED per sqft
Confidence
Low
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
WARSAN FIRST DEVELOPMENT is led by apartments, with 10 named developments and home types available to research.
Named profiles
10
Primary stock
Apartments
Agent evidence
Limited
Off-plan mix
72%
Named profiles
10
complete catalogue
Primary stock
Apartments
96% of observed mix
12m sales
442
DLD transactions
Agent evidence
Limited
Observed listing specialists
RISK & SUPPLY VERDICT
The downside needs explicit underwriting
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is moderate with 2 of 5 composite inputs available.
Supply pressure
high
Downside
Moderate
Forecast confidence
low
Mapped greenery
Moderate
Off-plan share
72%
Recent ready/off-plan sales
Supply pressure
High
442 sales sampled
Downside profile
Moderate
2 of 5 inputs
Forecast confidence
Low
Scenario confidence
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. WARSAN FIRST DEVELOPMENT is growing faster than the citywide average, indicating strong local demand.
Schools nearby
1 school · UK
KHDA inspector notes
“Students' positive attitudes and responsible behaviour.”
“The good progress being made in Islamic Education and Arabic as a first language, in the primary phase.”
School fee inflation
Index normalised to 100 in 2017. Same-grade-across-years comparison (avoids grade-tier expansion bias).
KHDA-licensed nurseries nearby(5 within range)
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 118 total outlets near WARSAN FIRST DEVELOPMENT
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
Moderate mapped greenery · #37 of 86 mapped Dubai communities The 5 figure counts OpenStreetMap park-tagged features within 1.5km of the community centre. It does not mean 5 distinct named parks or confirm walking access.
Agent inventory status
No community-level agent inventory observed for WARSAN FIRST DEVELOPMENT
We are not ranking agents or linking to an unfiltered market for this community. This status is checked whenever the listing snapshot refreshes.
Active listings in WARSAN FIRST DEVELOPMENT
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
30-DAY REPRICING
Collecting repricing evidence for WARSAN FIRST DEVELOPMENT
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices rose 0.6% while sales fell 26% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 1,100
Q3 2026
3m price change
+0.6%
vs prior completed quarter
Quarter sales
781
Q3 2026
3m sales change
-26.2%
vs prior completed quarter
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Ready vs off-plan · DLD
Ready / resale
AED 511/sqft
10,031 sales
Off-plan (developer)
AED 1,052/sqft
1,643 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 270K | 566 | 5,021 |
| 1 B/R | AED 385K | 511 | 5,063 |
| 2 B/R | AED 709K | 672 | 882 |
| 3 B/R | AED 1.10M | 466 | 671 |
Ejari rental records
Government-filed · 224,370 rental records
6-month forecast
From 2026Q3 · 8 quarters of data
AED 1,266/sqft → AED 1,438/sqft
Range AED 1,251 – 1,625· +13.3 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
72% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1 years — strong investment case
See the year-by-year buy-vs-rent cashflow for WARSAN FIRST DEVELOPMENT
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+4.8 pp vs Dubai median
By bedroom type
AED 30K/yr ÷ AED 270K
AED 41K/yr ÷ AED 385K
AED 56K/yr ÷ AED 709K
AED 105K/yr ÷ AED 1.10M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
RERA Rent Increase Calculator
Indicative estimate from Ejari medians; verify the official DLD index.
Published increase bands (Decree 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
The sample median uses observed Ejari contracts for this community and unit type (2025-01-01 to 2026-11-03). It is not the official rental index. Confirm any permitted increase with the official DLD Rental Index.
Offer guide
Build an opening reference for WARSAN FIRST DEVELOPMENT
34 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,204. Add the asking price and internal area to scale the evidence to a home.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
-7.8%
6 months
+9.1%
1 year
+322.0%
2 years
+13.8%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 1,199 | 29 | -5.3% |
| 2026Q3 | AED 1,266 | 140 | -7.8% |
| 2026Q2 | AED 1,373 | 170 | +18.4% |
| 2026Q1 | AED 1,160 | 77 | +222.2% |
| 2025Q4 | AED 360 | 38 | +20.0% |
| 2025Q3 | AED 300 | 62 | +7.1% |
| 2025Q2 | AED 280 | 94 | +0.0% |
| 2025Q1 | AED 280 | 92 | -73.1% |
| 2024Q4 | AED 1,039 | 52 | -6.6% |
| 2024Q3 | AED 1,112 | 22 | +9.0% |
| 2024Q2 | AED 1,020 | 39 | -2.4% |
| 2024Q1 | AED 1,045 | 18 | +6.9% |
| 2023Q4 | AED 978 | 34 | -16.5% |
| 2023Q3 | AED 1,171 | 66 | -1.0% |
| 2023Q2 | AED 1,183 | 134 | -0.5% |
| 2023Q1 | AED 1,189 | 141 | +38.6% |
| 2022Q4 | AED 858 | 4 | +2.0% |
| 2022Q3 | AED 841 | 6 | +45.3% |
| 2022Q2 | AED 579 | 1 |
Property Mix
By Type
Room Distribution
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
Featured Agents
Registration details from the latest available Dubai Land Department broker export
Rental market in WARSAN FIRST DEVELOPMENT
69,637 Ejari rental records · DLD official data
Median annual rent
AED 39K
Registered Ejari contracts
Monthly equivalent
AED 3,241
Annual median divided by 12
Gross yield
6.3%
Before service charges and costs
New / renewed
27,339 / 42,298
Record counts
Rent by Bedroom Type
studio Bedrooms
26705 rental records
AED 30K/yr
AED 2,500/mo
1 Bedroom
33334 rental records
AED 41K/yr
AED 3,417/mo
2 Bedrooms
7992 rental records
AED 56K/yr
AED 4,667/mo
3 Bedrooms
1507 rental records
AED 105K/yr
AED 8,750/mo
4 Bedrooms
97 rental records
AED 284K/yr
AED 23,690/mo
Rental market by bedrooms
Source: DLD Ejari property rental records
Off-plan risk
44/100
Moderate
Headline risk for WARSAN FIRST DEVELOPMENT. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain WARSAN FIRST DEVELOPMENT's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •Thin transaction volume (slow price discovery)
- •DLD market temperature trending negative
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
Moderate mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 1.5km straight-line search radius of the community reference point. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
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Frequently asked questions about WARSAN FIRST DEVELOPMENT
What is the average property price in WARSAN FIRST DEVELOPMENT?
The median property price in WARSAN FIRST DEVELOPMENT is AED 615,163, with a median price per square foot of AED 1,282. Prices have changed +327.3% year-over-year as of November 2026.
What types of properties are available in WARSAN FIRST DEVELOPMENT?
WARSAN FIRST DEVELOPMENT is primarily an apartment community with approximately 96% apartments and 0% villas. The most common property types include Flat (969), Shop (24).
How is the real estate market performing in WARSAN FIRST DEVELOPMENT?
WARSAN FIRST DEVELOPMENT has seen 1,219 property transactions over the past 5 years. The current year-over-year price change is +327.3%, with 442 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.