27 East End Garden Residences

The project spans 221 units across two clearly defined bands. The first covers 110 compact units from 37.31 to 47.04 sqm, priced between AED 585K and AED 690.2K. At the AED 585K entry point for 37 sqm, the implied per-sqm rate hits AED 15,679 — the top of the project's observed range and aggressive for Warsan Fourth. The second band offers 111 larger units from 69.46 to 111.81 sqm at AED 901.7K to AED 1.13M, where per-sqm rates fall into AED 9,545–12,982 and represent a more competitive position relative to the sub-market.

All-in acquisition cost on the AED 585K entry unit includes the standard 4% Dubai Land Department transfer fee plus a 5% buyer-side fee, bringing total upfront buying cost to approximately AED 643K before service charges or financing costs. Investors targeting gross yield in Warsan Fourth should model prevailing rental rates for sub-50 sqm units in the International City and Warsan corridor before underwriting the compact band at the upper per-sqm rate. The larger-format units at AED 9,545–12,982 per sqm carry stronger land economics for a medium-term hold.

27 East End Garden Residences is tracking 27.49% behind its original construction schedule against a stated Q2 2027 handover. That level of slippage on a project targeting completion within the next 12–18 months is a direct risk to buyers relying on rental income to service an off-plan payment plan, and to end-users planning occupancy around a specific move-in window. Buyers should base any financial modelling on a Q3–Q4 2027 delivery rather than the developer's published target.

Thirteen tracked transactions are on record for the project — a thin secondary market signal that limits price discovery before handover and constrains resale liquidity for investors who need to exit before completion. For a clear comparison of construction pace across competing launches in the corridor, Dar Al Aiham One and Chapter 02 are the most relevant reference points. Verifying the project's escrow account registration and compliance status with the Dubai Land Department is a non-negotiable step before paying any instalment on a boutique developer project with a schedule running this far behind plan.

Warsan Fourth occupies eastern Dubai along the Al Ain Road (E66) corridor, connecting west toward Ras Al Khor and east toward International City, Dubai Silicon Oasis, and Academic City. Low land costs underpin the sub-AED 600K off-plan pricing that defines the area, making it one of the few zones in Dubai where entry-level ticket sizes remain viable for individual investors. The trade-off is the absence of metro connectivity — residents and tenants depend on private transport, which shapes the rental tenant profile and constrains yield ceiling compared to metro-connected districts like Jumeirah Village Circle or Dubai South.

Warsan Fourth is an emerging rather than established residential district. Infrastructure is developing incrementally, and the investment thesis is a corridor appreciation play over the medium term as supply absorbs and road connectivity matures. Buyers weighing off-plan versus ready property in this zone should compare entry prices against International City Phase 2 ready stock, where the gap often does not fully compensate for the construction and handover risk embedded in off-plan launches. Mirha Homes Real Estate Development is one of several boutique developers active in Warsan Fourth at this price point, and that concentration of competing supply across comparable typologies matters for exit timing on any resale strategy.

Three active launches in the Warsan Fourth corridor provide the most relevant competitive comparison for buyers evaluating 27 East End Garden Residences.

Dar Al Aiham One competes directly on price point and unit typology in Warsan Fourth. The key evaluation variables are per-sqm rate, payment plan structure, and verified construction progress. If Dar Al Aiham One is tracking closer to schedule, the risk-adjusted case for paying AED 15,679 per sqm on a delayed project weakens considerably.

Chapter 02 is a further Warsan Fourth alternative for buyers drawn to the sub-AED 700K entry band. Developer delivery history and escrow compliance carry more weight here than headline price, given that off-plan risk in this sub-market is already priced into launch valuations across all competing projects.

Sports View 2 broadens the comparison for buyers open to adjacent districts. If Sports View 2 offers comparable unit sizing at a lower per-sqm rate with a tighter construction programme, it directly undermines the investment case for 27 East End Garden Residences compact units at the top of the pricing range.

Buyers building a selection across all active off-plan projects in this price band should evaluate these three launches alongside 27 East End Garden Residences before engaging any developer sales team. Full buying guidance covers DLD registration verification, escrow account confirmation, and sale and purchase agreement review — steps that apply equally to all four launches in this corridor.