Chapter 02

Chapter 02 launches with two unit types across 221 apartments. Studios run from AED 532,300 to AED 579,200 across 39.56 to 43.05 sqm — a per-sqm ceiling of approximately AED 13,456 on the tightest studios. One-bedrooms range from AED 869,000 to AED 1,060,000 across 71.41 to 92.23 sqm, with the 92 sqm upper end delivering the best per-sqm efficiency in the project at approximately AED 9,715. That gap between studio and one-bedroom per-sqm pricing matters to investors: a buyer who can stretch to AED 869,000 acquires nearly double the floor area for roughly 63% more capital outlay, which supports a stronger rental yield profile and a larger tenant pool. Budget for a 5% buyer's buyer-side fee on top of the purchase price at signing — a cost of AED 26,615 on the studio entry that should be factored into total acquisition cost and yield modelling from day one. Studios at this price point are positioned for yield-driven investors; one-bedrooms at 71–92 sqm serve owner-occupiers moving from International City or Academic City who need genuine living space, not a micro-unit.

Warsan Fourth occupies Dubai's eastern residential belt, immediately adjacent to International City and within a 10–15 minute drive of Dubai Silicon Oasis, Academic City, and Dragon Mart. Road access is well-established via Al Warsan Road, Emirates Road (E611), and Ras Al Khor Road (D68), making this a practical address for tenants who prioritise commute efficiency over lifestyle branding. The rental base in this corridor is mid-market and employment-anchored — technology, logistics, and education workers who lease on 12-month cycles rather than short-stay arrangements. That demand profile supports yield stability but limits the capital appreciation thesis that applies in supply-constrained districts closer to the coast. Warsan Fourth is a supply-active submarket: several projects targeting Q3–Q4 2027 handovers are progressing simultaneously, which means absorption pressure and rental competition will be real on delivery day. Buyers entering Chapter 02 should price that risk into their underwriting rather than assuming a vacancy-free first lease cycle. The area's connectivity and relative affordability have historically underpinned 6–8% gross yields on studios, but that range compresses when supply spikes outpace tenant demand in a given quarter.

Newbury Developments brought Chapter 01 to Warsan Fourth before launching Chapter 02, making it the most relevant comparison asset in the developer's portfolio. Buyers should run a DLD transaction search on Chapter 01 before committing to Chapter 02: check the original off-plan pricing, the resale price at or after handover, and whether the project delivered to schedule. A developer that maintained specification and completed within the contracted window on Chapter 01 demonstrates the operational discipline needed to repeat that on Q4 2027. A developer that extended timelines or reduced finish quality on the first project introduces measurable execution risk on the second — risk that should either be priced into negotiations or used to redirect capital toward a developer with a cleaner delivery record. Chapter 01's DLD data is the most credible signal available on Newbury's reliability, and reviewing it takes less than 30 minutes before any serious offer is tabled on Chapter 02.

Three launches within the Warsan Fourth corridor deserve direct comparison before Chapter 02 earns a final selection position. Dar Al Aiham One targets a near-identical buyer and investor profile — compare its per-sqm entry on studios and one-bedrooms directly against Chapter 02's AED 9,715–13,456 range; if Dar Al Aiham One undercuts that floor without sacrificing specification, it shifts the burden of justification onto Chapter 02's pricing. Sports View 2 may carry a lifestyle premium attached to sporting amenities, which adds tenant appeal for end-users but rarely translates into a yield advantage that pure investors can bank. Zyra Hills provides a third data point on developer quality, handover timing, and unit mix in the same submarket; its Q3–Q4 2027 delivery window — if it aligns with Chapter 02's — confirms that supply concentration in this handover period is a real absorption risk rather than a theoretical one. Buyers who want to step outside the off-plan pipeline entirely should review the off-plan vs ready comparison before committing 2027 capital to a launch when completed stock in adjacent submarkets may offer immediate yield with no construction risk. For structured acquisition support, the buying guide covers total-cost analysis, payment plan evaluation, and DLD due diligence in detail. All active projects in the Warsan Fourth corridor are the correct next reference for any buyer running a full competitive review.