WARSAN TOWER

OVERVIEW

Warsan Tower is a 28-floor mixed-use development in Al Barsha Heights (TECOM), Dubai. The building integrates commercial offices and residential apartments within a single structure, with 13 floors dedicated to commercial use providing approximately 96 office spaces, and the remaining floors accommodating 182 residential units. The tower operates under a freehold ownership model, with both commercial and residential units available for individual purchase and lease. The mixed-use configuration reflects a development typology found in parts of the TECOM cluster where commercial and residential uses co-exist within a single strata framework. Commercial units are accessible to TECOM free zone licence holders, providing eligibility for trade licence and visa allocation within the wider TECOM ecosystem.

OFFICE STOCK AND TENANT PROFILE

Warsan Tower provides approximately 96 office spaces across 13 commercial floors, making it one of the smaller commercial unit inventories among the strata office buildings in Al Barsha Heights. The mixed-use configuration attracts a range of small business operators, freelancers, sole practitioners, and regional offices seeking affordable office accommodation within the TECOM free zone ecosystem. Unit sizes suit businesses with compact space requirements rather than those seeking larger floor plates or divisible suites capable of accommodating growing teams. Tenants benefit from proximity to the broader Dubai Internet City, Dubai Media City, and Dubai Knowledge Village free zone cluster, maintaining access to the wider TECOM business environment.

RENTAL MARKET

Office rents at Warsan Tower range from approximately AED 45,000 to AED 120,000 per annum, positioning the building in the affordable-to-mid segment of the Al Barsha Heights office market. This pricing band makes it one of the most accessible TECOM-area office options for cost-conscious occupiers and businesses in early growth stages. The affordable rent range supports short vacancy periods, though it is also associated with higher occupier turnover as businesses grow into larger premises over time. Lease terms are broadly consistent with the wider Al Barsha Heights leasing market.

SALES MARKET

freehold units are available for purchase on a freehold basis through registered brokers. The mixed-use freehold ownership structure and accessible pricing make the building attractive to small investors seeking TECOM-area yield from lower-cost entry points. The limited commercial component of approximately 96 offices constrains secondary market volume relative to larger commercial freehold building, which can affect transaction frequency and price discovery over time. Investors should review the service charge structure carefully, as mixed commercial-residential buildings carry operational complexity. Gross yields at the affordable tier are typically above the submarket average, reflecting the higher risk profile of smaller mixed-use assets.

LOCATION AND ACCESS

Warsan Tower is located in Al Barsha Heights (TECOM), bordered by Dubai Internet City to the west, with direct access to Sheikh Zayed Road via the TECOM internal road network. Proximity to the Dubai Internet City and Nakheel Harbour & Tower metro stations on the Red Line provides public transport connectivity to the broader metropolitan network. Bus connectivity and ride-hailing services are established across the TECOM cluster. Dubai International Airport is approximately 25 to 30 minutes by road in off-peak conditions.

RISKS AND WATCHPOINTS

The mixed commercial-residential freehold ownership structure introduces management complexity, as the owners' association must balance the differing needs of commercial tenants and residential occupiers. The relatively small commercial component of approximately 96 offices across 13 floors creates a limited shared services base. The affordable pricing tier is associated with a more transient occupier base, generating higher turnover relative to mid-to-premium commercial towers. Buyers and occupiers should confirm service charge levels, verify the quality of building management across both use types, and review the financial reserves of the owners' association before committing to any lease or acquisition. Buyers should also assess service charge allocation between commercial and residential uses and verify the owners' association's financial reserves before committing.

STRATEGIC PERSPECTIVE

Warsan Tower is a value-tier entry point into the Al Barsha Heights office market — a practical option for businesses that need an affordable TECOM address with minimal space commitment and manageable occupancy costs. The rent range of approximately AED 45,000 to AED 120,000 per annum represents one of the most accessible price points in the submarket. The tradeoff is a mixed commercial-residential environment with a small commercial base, which limits the professional atmosphere relative to purpose-built commercial buildings in the TECOM cluster. For individual practitioners, micro-businesses, and early-stage ventures, Warsan Tower provides a practical and cost-effective entry into the TECOM free zone ecosystem.