International City.
International City is an affordable housing development famous for its country-themed building clusters. It's known for budget-friendly apartments and the Dragon Mart shopping complex, drawing a diverse community of residents.
Located in the Al Warsan area, International City spans 300 hectares and is divided into clusters named after countries (China, France, Italy, Russia, etc.), each with architecture inspired by that nation. It primarily offers low-rise apartment blocks that provide some of the most affordable rents and sale prices in Dubai. The development is popular among lower-middle income expats, small families, and workers. A major highlight is the Dragon Mart (1 and 2), a massive wholesale and retail center for Chinese goods, making the area a hub for trade. While the community lacks the luxury amenities of other areas, it has essentials: supermarkets, clinics, and eateries, albeit with basic facilities. Ongoing improvements (road upgrades, new bus routes) have been made to address past issues like traffic congestion. International City provides a no-frills, value-for-money living option, and typically sees high rental yields relative to its property prices.
Investment Overview
Residential Properties
Average PriceAED 700 per sq ft
Price RangeAED 300K - 1.5M
Annual Growth4.8%
Rental Yield9.0%
Commercial Properties
Average PriceAED 800 per sq ft
Price RangeAED 500K - 3M
Annual Growth3.5%
Rental Yield9.5%
Market Insights
- •International City often records 8-10% rental yields, among the highest in Dubai, due to low entry prices and constant demand from budget-conscious tenants.
- •Apartment prices remain very affordable (studios often under AED 300k), with slight appreciation (~3-5% in 2024) as the area slowly upgrades infrastructure.
- •Vacancy rates are low; units get snapped up quickly by renters. However, investor should be mindful of maintenance and quality issues in older buildings which can affect long-term value.
Short-Term ROI
8-10%
Annual Return
Long-Term ROI
10-12%
Annual Return
Location & Access
East of Dubai, along Al Manama Road, near the junction of Sheikh Mohammed Bin Zayed Rd and Al Ain Rd, bordering the emirate of Sharjah.
International City is about 15 minutes drive from Dubai International Airport and 20-25 minutes from Downtown (via highway). It lies adjacent to the E311 highway, providing good connectivity to Sharjah and Northern Emirates. Public transport includes several bus routes (e.g., X23, 365) connecting to Rashidiya (Red Line) and Etisalat (Green Line) metro stations. The community's location on the edge of the city means traffic is lighter within the area, but commuting to city center in peak hours can be time-consuming. The planned extension of the metro Green Line could eventually improve connectivity for residents.
Transportation
Served by multiple RTA buses that link to metro stops. No direct metro in International City yet, but a Green Line extension is expected in coming years. Plenty of parking lots for residents. Taxis are available but might need booking during off-peak hours. The community's proximity to major highways makes driving convenient for inter-city travel.
Key Attractions
Dragon Mart
One of the largest trading hubs for Chinese products outside China, featuring thousands of shops selling everything from furniture to electronics, drawing visitors from all over the region.
Country Clusters Architecture
Each residential cluster has unique facades (e.g., Chinese Cluster with pagoda-style roofs, European clusters with medieval-inspired designs) offering a quirky sightseeing element within the community.
Warsan Lake
A man-made lake on the edge of International City known to attract migratory birds; though not a formal park, it provides a rare natural respite and bird-watching spot near the area.
Friday Souk (Market)
A local open-air market that occasionally pops up on weekends, where vendors sell miscellaneous goods, produce, and second-hand items, reflecting the grassroots vibe of the community.
Community & Lifestyle
Very modest and bustling. International City is known for its hustle and bustle with street vendors and busy markets. Life here is unpretentious: kids play in the courtyards, neighbors chat on balconies, and the aroma of various ethnic foods wafts through the air. It's more about practical living than scenic views. While it might lack green spaces, there's a sense of camaraderie among residents who share a humble lifestyle. It's ideal for those looking to save on housing and don't mind a bit of urban grit.
Popular For
- Cheapest rents in Dubai
- Multicultural atmosphere
- Trade and wholesale hub
Community Features
- Basic but essential facilities (grocery stores, pharmacies)
- Diverse resident base from Asia, Africa, etc.
- High population density with active street life
- Future development plans for new malls and parks
Investment Tips
Target units in well-maintained clusters (some clusters have better owner associations, resulting in cleaner buildings).
Dragon Mart vicinity can be noisy/busy – some renters prefer clusters a bit farther for peace, which might be a niche to target.
Resale can be slow due to high supply; investors should be prepared for longer holding periods and focus on rental income rather than capital gain.
Neighborhood Guide
International City offers exactly what its name implies: a world of cultures in one place, at a price that many can afford. It's not fancy, but it's real. If you're new to Dubai or on a tight budget, this area lets you get on your feet without breaking the bank. Embrace the vibrant chaos, and you'll find community and convenience in its own unique form.