Warsan 1 sits right next to International City in east Dubai. For years, this part of the city was known mostly for low rents and a practical, no-frills feel. What is changing it is transport: the RTA’s Dubai Metro Blue Line is planned to run through the area, and new projects are being built with that future in mind.
Why are investors looking at Warsan 1 and International City?
Because of the Blue Line. The RTA plans to open this new metro line on 9 September 2029. It is planned to serve International City and Warsan, along with Dubai Silicon Oasis, Mirdif, Dubai Creek Harbour and Festival City.
Metro access tends to change how tenants see an area: commuting becomes easier, and a wider pool of renters starts to consider it. Buying before the line opens is the core of the investment idea here. Keep in mind that 2029 is a plan, and large infrastructure dates can move.
The other advantages are location and price. With access via the E311 and E44, Dubai International Airport (DXB) is roughly 15-18 minutes away by car, and entry prices remain among the more affordable in the city.
What can you buy in Warsan 1 right now?
Our project here is Listone Residence, the first Dubai project of Lion Stone Development, a group with 35 years of history and more than 80 completed projects:
- 312 fully furnished smart-home apartments: studios, one- and two-bedroom units
- 3.6 m ceilings, which is rare at this price level
- Prices from AED 553,888 (studios of 389 sq ft), subject to change
- Handover planned for Q3 2028
- About 850 m to a future Blue Line station
- Projected gross yield of about 9.5% (a developer projection, not a guarantee)
- Service charge of approximately AED 13-15 per sq ft
Payment plans are flexible: 40/60 for studios, 35/65 for one- and two-bedroom units, a 2-year post-handover option, and a 10% discount for full cash payment. See how these structures work in our guide to payment plans.
Who is Warsan 1 right for, and who should look elsewhere?
Warsan 1 suits you if:
- You want an income-focused investment with a moderate budget
- You like the idea of buying before a metro line opens
- You want a furnished, ready-to-rent unit without dealing with fit-out yourself
- You value flexible payment terms, including post-handover
It is probably not for you if:
- You want a prestige address or a waterfront lifestyle; look at Dubai Islands
- You plan to live there with a family and want green, low-density streets; compare Meydan District 11
- You need income right now (handover is Q3 2028)
What are the risks and downsides?
- Area image. International City has long had a budget reputation, and parts of it are dense and older. Warsan 1 is newer, but the neighbourhood’s image will take time to shift.
- Metro timing. The Blue Line date is a plan. If it moves, the uplift you are counting on moves with it.
- Projections are projections. The 9.5% gross yield comes from the developer. Your net result depends on rent, vacancy, the service charge and management.
- First project in Dubai. Lion Stone is an experienced group, but Listone Residence is its first project in Dubai. Escrow protection helps (see below), and it is worth reviewing the SPA carefully.
How does buying work, and what are the costs?
Warsan 1 is a freehold area, so foreigners can buy in their own name:
- Booking deposit.
- Sales and Purchase Agreement (SPA), signed digitally if you are abroad.
- Dubai Land Department fee of 4% of the price plus small admin fees, usually at the booking or SPA stage; the purchase is registered in Oqood.
- Instalments according to the plan, with the balance at or after handover.
Payments go into a RERA-regulated escrow account for the project (Law No. 8 of 2007). The UAE has no annual property tax and no personal tax on rental income or capital gains (as of 2026). Full steps: how to buy off-plan in Dubai and buying from abroad.
Is Warsan 1 a good investment?
For a rental-focused investor who is comfortable with a few years of waiting, it is one of the more compelling setups in Dubai: an affordable entry, a furnished product built for tenants, and a planned metro line nearby. It is not a lifestyle purchase, and it should not be sold as one.
If you would like the current price list, floor plans and payment options for Listone Residence, message me on WhatsApp. I will walk you through the numbers honestly, including the costs that brochures tend to skip.
