Al Warsan or Nad Al Sheba?
Side by side on published prices, yields, new developments and drive times.
Pictured: Samana Greenfield by Samana Developers
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower entry price
The lowest developer price we list in Al Warsan is AED 849,000 at Samana Greenfield, against AED 1,350,000 at Mercedes-Benz Places | Binghatti City in Nad Al Sheba.
Closer to Dubai International Airport
Al Warsan is about 18 minutes from Dubai International Airport by car, against about 23 minutes from Nad Al Sheba.
Side by side
| Measure | Al Warsan | Nad Al Sheba |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Mixed | Mixed |
| Developments we list | 2 | 2 |
| Lowest developer price | AED 849,000Samana Greenfield | AED 1,350,000Mercedes-Benz Places | Binghatti City |
| Drive to Dubai International Airport | about 18 minutes | about 23 minutes |
Each figure is shown as its publisher states it, with the period it covers. A row appears only where both areas have a figure.
New developments in each
Al Warsan
- Samana GreenfieldSamana DevelopersAED 849,000
- Samana Greenfield 2Samana DevelopersAED 849,000
Nad Al Sheba
- Mercedes-Benz Places | Binghatti CityBinghattiAED 1,350,000
- Vision IconicBinghattiAED 2,307,000
What each area is like
Al Warsan
A mixed-use district beside International City, where the freehold Warsan 4 pocket is filling with low-priced apartment towers. Affordable, but far from central Dubai and still being built.
Who it suits
- Investors seeking low entry prices on new apartments
- Tenants who work around International City, Dragon Mart or Dubai Silicon Oasis
- Buyers who want long instalment plans on one- and two-bedroom flats
In its favour
- Warsan 1 and Warsan 4 are freehold, according to Bayut
- On Sheikh Mohammed Bin Zayed Road (E311) and Ras Al Khor Road (E44)
- About 18 minutes to Dubai International Airport on Bayut's figures
Worth weighing
- Outside Warsan 1 and Warsan 4, most property is limited to UAE and GCC nationals
- No metro station; Centrepoint on the Red Line is about 11 minutes away by car
Nad Al Sheba
A low-rise villa suburb south of Dubai Creek, next to Meydan. Long a quiet residential area, it now hosts Meraas's Nad Al Sheba Gardens and Binghatti's 12-tower Mercedes-Benz project.
Who it suits
- Families wanting a villa close to the city centre
- Buyers who prefer a quiet, low-rise suburb
- Investors looking at branded apartments in the Binghatti towers
- Households that drive everywhere
In its favour
- Low-density villa district about 20 minutes by car from Downtown Dubai (Bayut area guide)
- Meydan Racecourse, the Meydan Hotel and Nad Al Sheba Cycle Park close by
- Gated villa and townhouse community by Meraas with lagoons and sports facilities
Worth weighing
- Mercedes-Benz Places | Binghatti City alone is planned to add more than 13,000 apartments, 6,321 of them studios, to a district that had very few
- No metro and limited buses; Bayut's guide says residents rely on taxis or private cars
Al Warsan or Nad Al Sheba: quick answers
Which is closer to Dubai International Airport, Al Warsan or Nad Al Sheba?
Al Warsan, at about 18 minutes by car against about 23 minutes from Nad Al Sheba. Drive times are approximate and vary with traffic.
Can foreigners buy property in Al Warsan and Nad Al Sheba?
In Al Warsan, tenure varies by project: some are freehold for all nationalities, others leasehold. In Nad Al Sheba, tenure varies by project: some are freehold for all nationalities, others leasehold. Sales in Dubai are registered with the DLD.
Which new developments can I buy in Al Warsan and Nad Al Sheba?
In Al Warsan: Samana Greenfield from AED 849,000 and Samana Greenfield 2 from AED 849,000. In Nad Al Sheba: Mercedes-Benz Places | Binghatti City from AED 1,350,000 and Vision Iconic from AED 2,307,000.
More area comparisons
- Al Warsan vs Dubai International Academic City
- Al Warsan vs Dubai Silicon Oasis
- Al Warsan vs Ras Al Khor
- Business Bay vs Nad Al Sheba
- Dubai Creek Harbour vs Nad Al Sheba
- Meydan vs Nad Al Sheba
- Dubai Design District vs Nad Al Sheba
- Nad Al Sheba vs Sobha Hartland II
- Downtown Dubai vs Nad Al Sheba
- Dubai Harbour vs Nad Al Sheba
- Dubai Maritime City vs Nad Al Sheba
- Rashid Yachts & Marina vs Nad Al Sheba
Not sure which area fits?
Tell us your budget, your timing and whether you will live there or let it, and we will set the two areas against each other for you.
- Current price list and availability, direct from the developer
- No fee to you on off-plan purchases: the developer pays us
- One salaried adviser, not on commission, from first call to handover
