Al Warqa 3: A Complete Residential & Investment Area Guide in Dubai

Al Warqa 3 is one of Dubai’s most quietly evolving residential communities, offering a balanced lifestyle between affordability, accessibility, and long-term value. Located within the wider Al Warqa district, this sub-community has gained increasing attention from families, end-users, and property investors seeking stability outside the city’s high-density commercial zones.

While many Dubai guides focus heavily on commercial hubs like Business Bay Dubai Area Guide content, Al Warqa 3 represents the other side of the market—low-rise living, family-oriented infrastructure, and long-term residential demand. This guide explores Al Warqa 3 comprehensively, covering lifestyle, real estate, infrastructure, investment potential, and future growth.

Where Is Al Warqa 3 Located in Dubai?

Al Warqa 3 is situated in eastern Dubai, forming part of the larger Al Warqa master area. It lies close to major arterial roads while maintaining a calm, suburban atmosphere.

Key Location Highlights

Near Sheikh Mhammed Bin Zayed Road (E311)

Easy access to Al Khawaneej, Mirdif, and International City

Approximately 15 minutes from Dubai International Airport

Around 20–25 minutes from central business districts such as Business Bay

This strategic placement makes Al Warqa 3 ideal for residents who work across different parts of Dubai, including professionals commuting to areas supported by Business Bay Service Providers.

Al Warqa 3 Community Overview

Al Warqa 3 is predominantly a low-density residential area. It is known for its villa compounds, private homes, and a peaceful environment that appeals to families and long-term tenants.

Community Characteristics

Primarily villas and townhouses

Limited high-rise development

Quiet streets and residential zoning

Strong community feel

Emphasis on privacy and space

Unlike commercial-heavy zones covered in a Business Bay Dubai Area Guide, Al Warqa 3 focuses on livability rather than corporate activity.

Lifestyle in Al Warqa 3

Family-Friendly Living

Al Warqa 3 is especially popular among families due to:

Spacious homes

Low traffic congestion

Proximity to schools and parks

Safe, residential atmosphere

Children-friendly infrastructure and access to healthcare facilities make it a practical choice for long-term living.

Daily Convenience

Residents benefit from nearby essentials such as:

Supermarkets and grocery stores

Local clinics and pharmacies

Mosques and community centers

Cafés and casual dining outlets

While it lacks the commercial intensity of Business Bay Service Providers, Al Warqa 3 compensates with convenience-driven amenities.

Real Estate in Al Warqa 3

Property Types Available

Al Warqa 3 is dominated by residential real estate, mainly:

Independent villas

Semi-detached villas

G+1 residential buildings (limited)

Staff accommodation villas

Most properties offer larger plot sizes compared to newer master-planned communities.

Villa Sizes and Configurations

Villa Type Average Size (sq ft) Bedrooms

Standard Villa 3,000 – 4,000 3–4

Luxury Villa 4,500 – 6,500 5–6

Compound Villas 2,800 – 3,800 3–4

These sizes are significantly larger than residential units near Business Bay Dubai Area Guide hotspots.

Property Prices in Al Warqa 3

Average Sale Prices (2025 Estimates)

3-bedroom villa: AED 2.2M – 2.7M

4-bedroom villa: AED 2.8M – 3.5M

5-bedroom villa: AED 3.8M – 5.2M

Rental Prices

3-bedroom villa: AED 120,000 – 150,000/year

4-bedroom villa: AED 150,000 – 190,000/year

5-bedroom villa: AED 190,000 – 240,000/year

ROI & Investment Potential

Rental Yield Analysis

Al Warqa 3 delivers consistent rental yields due to:

Strong family tenant demand

Limited supply of affordable villas

Long-term lease preferences

Average gross rental yields range between 5.5% and 7%, which is competitive when compared with central Dubai residential districts.

Capital Appreciation Outlook

Key drivers for appreciation include:

Infrastructure upgrades in eastern Dubai

Rising villa demand post-pandemic

Increased preference for low-density housing

Spillover demand from nearby areas like Mirdif

While Business Bay Dubai Area Guide investments focus on high liquidity, Al Warqa 3 appeals to long-term capital preservation investors.

Infrastructure and Connectivity

Road Connectivity

Direct access to E311

Smooth connectivity to E44 and E66

Short drive to Dubai Festival City

Public Transport

Limited metro access

Bus routes connecting to Rashidiya and International City

Most residents rely on private vehicles

Education Facilities Near Al Warqa 3

Families have access to several reputable schools within a short drive.

Notable Schools

The Indian High School

GEMS Modern Academy

Uptown International School

Sharjah English School (nearby)

This makes Al Warqa 3 particularly appealing to expatriate families working across Dubai, including professionals employed by Business Bay Service Providers.

Healthcare Facilitie 

Nearby Medical Centers

Mediclinic Mirdif

Prime Medical Center

Aster Clinic

Thumbay Hospital (within driving distance)

Emergency and specialized healthcare services are easily accessible.

Retail & Shopping Options

Although Al Warqa 3 is not a retail hub, residents enjoy proximity to:

Mirdif City Centre

City Centre Al Shindagha

Dragon Mart

Local neighborhood shopping plazas

This ensures convenience without the congestion of commercial zones highlighted in a Business Bay Dubai Area Guide.

Dining & Leisure

Dining Options

Local Arabic restaurants

Cafés and bakeries

Family dining outlets

Takeaway-focused eateries

Leisure & Recreation

Community parks

Walking tracks

Sports courts

Nearby fitness centers

Al Warqa 3 vs Other Dubai Residential Areas

Comparison Table

Feature Al Warqa 3 Mirdif Business Bay

Property Type Villas Villas & Apartments Apartments

Density Low Medium High

Family Appeal High High Moderate

Rental Yield Medium-High Medium High

Lifestyle Suburban Mixed Urban

This comparison shows why Al Warqa 3 appeals to a different segment than Business Bay Service Providers-driven locations.

Who Should Consider Living in Al Warqa 3?
Ideal For:

Families seeking spacious homes

Long-term residents

Villa investors

End-users prioritizing privacy

Professionals commuting across Dubai

Not Ideal For:

Short-term rental investors

Luxury high-rise buyers

Nightlife-focused residents

Commercial Activity & Business Presence

Al Warqa 3 is not a commercial business district. However:

Small offices

Local service businesses

Clinics and schools

Home-based businesses

Professionals working in Business Bay Dubai Area Guide locations often choose Al Warqa 3 for residential balance.

Future Development & Growth Prospects

Planned Improvements

Road upgrades

Improved landscaping

Enhanced public amenities

Gradual retail expansion

With Dubai’s eastern expansion strategy, Al Warqa 3 is positioned for steady growth rather than speculative spikes.

Legal & Ownership Considerations

Freehold properties available

Suitable for UAE nationals and expatriates

Title deed issued by Dubai Land Department

Mortgage-friendly area