Ayami Residence — one and two bedrooms with study in Al Warsan

Description

The lowest entry point on this list — and deliberately a different proposition from the rest. Around AED 13,700 per square metre, a good forty per cent below Dubai Marina or Business Bay. A property that convinces through the arithmetic, not the address.

Why this property is on the list

• Price is the first argument, and it can be checked: entry is around AED 13,700 per square metre. For comparison — the same analysis that appears on my market page gives Dubai Marina 23,666 AED, Business Bay 25,149 and Downtown 29,420. Ayami sits a good forty to fifty per cent below that, and just under Jumeirah Village Circle, the cheapest of the six locations analysed.
• The layout is the real difference. Almost every unit is a "one bedroom with study" — a full additional room across 63 to 68 square metres, lettable as a home office, guest room or child’s room. On the rental market this flat therefore competes not with other one-bedrooms but with distinctly more expensive two-bedrooms.
• The location is unremarkable, and works precisely for that reason: within five kilometres there are 20 schools, 75 shops, 14 pharmacies and 65 bus stops on record — figures otherwise reached only by established inner-city areas. Twenty-four minutes to Downtown, thirty to the airport. And the Blue Line is under construction: a station is planned here, and with it the accessibility of the whole area shifts.
• The developer is the part easily overlooked. AYAT Development belongs to an Emirati group with its own construction firm and its own steel plant; of current projects worth over AED 3.2 bn, some 2.4 bn are infrastructure contracts for the Ministry of Presidential Affairs in Abu Dhabi. Residential is therefore not what the group lives on — a developer who does not depend on quick sales comes under less pressure when the market moves.
• A 30/70 payment plan: thirty per cent up to handover, seventy from completion — twenty of it only in the year after. Plus a 64,000-square-foot site formed from three combined plots, with a rooftop pool, two gyms, a padel court, an outdoor cinema and a dedicated children’s zone.

What to keep in mind

Two things belong in the calculation. Al Warsan is a residential area in eastern Dubai, not an address with a sea view — the beach is over seventeen kilometres away, Downtown twenty-four minutes, the airport thirty. Judge the area by how it looks today and you see local amenities and transport links; the lever lies in the Blue Line, which is under construction and is to have a station here. That is the bet this property represents — and the reason the price per square metre is around AED 13,700 here rather than the 23,000 of the Marina.

Who it suits – and who it does not

To clarify before reserving

• Service charges per square foot and what they cover
• The specific unit: floor, orientation, view, price
• When each instalment falls due and what applies in case of delay
• From what share paid a resale before handover is permitted
• Whether all payments go into the project’s escrow account

Property information

Property type

Apartment

Status

Off-plan

Payment plan

30/70

Down payment

5 %

Until handover

30 % of the price, around AED 260,500 at the entry price

From handover

70 %

Acquisition costs

Dubai Land Department fee 4 % (around AED 34,700 at the entry price), plus registration fees. No agency commission.

Completion

Q4 2028

Location

Al Warsan, Dubai · More about this area →

Developer

AYAT Development · More about this developer →

Prices by unit type

The developer’s entry prices per layout. What a specific unit costs also depends on floor, orientation and view.

Where this is

The marker shows the location, not the exact plot. I will give you the precise position with the brochure.

What living in Al Warsan is like

The headline figures from the area profile. The full profile — character, strengths and weaknesses — is on the community page.

For entering the Dubai market and for extending a portfolio: here the calculation counts, not the address. Purchase prices are well below the established areas, local amenities are exceptionally dense, and the neighbourhood is developing — Dubai Creek Harbour, Dubai Square Mall and Creek Tower are taking shape within reach, and the Blue Line station is being built.