The Grove by Newbury

TL;DR: The Grove by Newbury is an 11-storey, 126-unit residential development in International City Phase 2 (Al Warsan 4), Dubai, offering studios to 3-bedroom apartments with smart home automation, starting from AED 510,000. Featuring a 60/40 payment plan (20% down, 40% construction, 40% handover) and handover in October 2028, the development includes a rooftop adult pool with cabanas, a separate main pool, tennis and volleyball courts, and a clubhouse. International City Phase 2 consistently ranks among Dubai's top 5 highest-yielding residential areas, with gross rental yields of 7-10% for apartments according to market data, and the upcoming Blue Line Metro station within walking distance is expected to be a transformative catalyst for the area.

Introduction to The Grove by Newbury

The Grove by Newbury marks the latest addition to Newbury Development's growing portfolio in the Al Warsan 4 district, one of the most dynamic emerging residential corridors in Dubai's International City Phase 2 masterplan. This 11-storey mid-rise residential building houses 126 freehold apartments across studio, one-bedroom, two-bedroom, and three-bedroom configurations, designed to deliver a blend of contemporary design, smart home technology, and resort-style amenities at price points that remain among the most accessible in Dubai's freehold property market.

Newbury Development, led by Managing Director Mustafa Saya, has established its entire development footprint in the Warsan 4 corridor, with The Grove joining the company's Chapter 01 and Chapter 02 projects in creating a multi-building presence in this rapidly transforming district. The company describes itself as bringing a "global design lens fused with regional insight" to its developments, with a particular emphasis on smart home integration and sustainable community design.

The Grove's launch pricing — studios from AED 510,000 and one-bedroom apartments from approximately AED 860,000 — positions it squarely in the affordable luxury segment that has driven International City Phase 2's emergence as one of Dubai's most active transaction markets. Current broker listings show studios at approximately AED 585,000, reflecting post-launch price appreciation that validates the area's growth trajectory. With handover scheduled for October 2028, buyers benefit from an extended construction period that allows for manageable staged payments under the development's 60/40 payment structure.

Location and Connectivity

International City Phase 2, officially designated as Al Warsan 4, represents a significant evolution from the original International City Phase 1 development. While Phase 1 is characterised by its themed country clusters and dense urban fabric, Phase 2 delivers a quieter, more family-oriented residential environment with modern building quality, reduced congestion, and improved community infrastructure. The area occupies a strategic position off Sheikh Mohammed bin Zayed Road (E311), providing efficient highway access to Dubai's major commercial and lifestyle destinations.

Driving distances from The Grove to key destinations reflect Warsan 4's practical connectivity. Dubai International Airport (DXB) is approximately 18 kilometres (17-20 minutes). Downtown Dubai and the Burj Khalifa are approximately 20 kilometres (20-25 minutes). The Dubai Mall is reachable in approximately 20 minutes. Business Bay is approximately 19 kilometres (20 minutes). Dubai Creek Harbour is approximately 15 minutes. Dubai Safari Park is approximately 13 minutes. Dragon Mart 1 and 2 — one of the world's largest Chinese retail complexes — is located within the International City community at approximately 5 minutes. Dubai Silicon Oasis is approximately 15 minutes. Meydan Racecourse is approximately 15 minutes.

Public transportation currently connects International City Phase 2 to the broader Dubai transit network via RTA bus routes 20A, 20B, and E16, which link to Centrepoint and Rashidiya Metro stations on the Red and Green Lines respectively. However, the most significant future connectivity upgrade for the area is the planned Blue Line Metro, with a station expected within approximately 2-5 minutes' walking distance of The Grove. The Blue Line, targeted for operational launch around 2029, is widely regarded by market analysts and investors as the single most impactful infrastructure catalyst for International City Phase 2's real estate values.

The surrounding community infrastructure includes Dragon Mart (thousands of retail outlets), Pavilion International City, Souk Warsan, Union Coop supermarket, and proximity to Mirdif City Centre (15 minutes) and Festival City Mall (20 minutes). Schools in the area include Ignite School, GEMS Our Own English High School, Repton School Dubai, GEMS Modern Academy, and International School of Arts & Sciences. Healthcare is served by Aster Clinic International City, NMC Clinic, Apple International Polyclinic, and Fakeeh University Hospital.

Architecture and Design

The Grove's 11-storey mid-rise format reflects Newbury Development's design philosophy of creating buildings that prioritise human-scale living, natural light, and community interaction over the anonymous verticality of high-rise towers. The building's contemporary facade employs clean lines, a balanced composition of glass and solid elements, and a neutral colour palette that creates visual harmony with the emerging architectural character of the Warsan 4 district.

A defining feature of The Grove's design specification is the integration of smart home automation across all residential units. Newbury Development has established smart home technology as a signature feature of its developments — the company's Chapter 01 project in the same district features Alexa Smart Home Systems as confirmed by Gulf News and Khaleej Times at launch. While the specific brand for The Grove's smart home platform has not been publicly confirmed, multiple property portals confirm that every unit will incorporate connected living infrastructure as standard, enabling residents to control lighting, climate, security, and entertainment systems through integrated digital platforms.

Interior finishes throughout The Grove are specified to a contemporary standard featuring premium materials, fully fitted smart kitchens with integrated appliances, modern bathrooms, and quality flooring throughout. The building's grand lobby and reception area create a welcoming arrival experience that reflects the development's aspiration to deliver a lifestyle experience that exceeds expectations for its price segment.

Unit Types and Configurations

The Grove's 126 residential units span four apartment categories:

Studio Apartments (approximately 462-466 sq ft): The most accessible entry point, studios launched at AED 510,000-543,000 with current broker listings at approximately AED 585,000. Each studio features an open-plan living and sleeping area, a fully fitted smart kitchen, a modern bathroom, built-in storage, and smart home automation. Studios represent the highest-yield unit type in the International City market, with area-average gross returns of 7-10%.

One-Bedroom Apartments (approximately 748-754 sq ft): Priced at AED 860,000-867,000, one-bedroom units offer a separate bedroom with built-in wardrobe, an open-plan living and dining area, a fitted kitchen, a bathroom, and smart home integration. One-bedroom apartments target young professionals and couples seeking more defined living spaces with strong rental income potential.

Two-Bedroom Apartments (approximately 1,303-1,440 sq ft): Ranging from AED 1,333,000 to AED 1,476,000, two-bedroom units cater to families and sharers requiring additional space. Layouts include a master bedroom with en-suite, a second bedroom, a living and dining area, a fitted kitchen, additional bathroom, and laundry provisions.

Three-Bedroom Apartments: The most spacious units in the development, designed for larger families. Specific sizing and pricing are available on request from the developer, reflecting the premium positioning of these limited-availability units within the building's inventory.

Payment Plan

The Grove by Newbury offers a structured 60/40 payment plan that balances accessibility with developer security:

| Milestone | Percentage | |---|---| | Down Payment (on booking) | 20% | | During Construction (staged instalments) | 40% | | On Handover (October 2028) | 40% |

This structure means that a buyer purchasing a studio at AED 543,000 would pay AED 108,600 as a down payment, with AED 217,200 spread across construction milestones and AED 217,200 due upon handover. The 40% handover payment provides buyers with the option to arrange mortgage financing for the final instalment, as UAE banks actively offer end-user mortgage products for near-ready and ready properties.

Amenities and Lifestyle

The Grove by Newbury delivers a comprehensive amenity package that positions it as one of the most well-equipped developments in the International City Phase 2 corridor:

Aquatic Facilities:

• Rooftop adult swimming pool with luxury cabanas and sun deck — the building's signature amenity
• Separate main/podium-level swimming pool
• Children's pool/splash pad
• Jacuzzi

Sports and Recreation:

• Tennis courts
• Volleyball court
• Basketball facilities
• Cycling tracks
• Jogging trails
• Festive lawn for informal recreation and community events

Wellness:

• Fully equipped fitness centre/gymnasium
• Yoga and meditation spaces

Community and Entertainment:

• Clubhouse — a dedicated resident social and entertainment hub
• Multipurpose hall for events and gatherings
• Games room
• BBQ areas with outdoor dining facilities
• Landscaped gardens and parks
• Lounge areas throughout common spaces
• Retail outlets within the building for daily conveniences

Children's Facilities:

• Indoor children's play area
• Outdoor children's play zone
• Kids' pool/splash pad

Building Services:

• 24/7 security with CCTV surveillance
• Covered parking
• Grand lobby with reception
• Smart home automation throughout all units

Developer Profile: Newbury Development

Newbury Development (Newbury Real Estate Development) is a Dubai-based developer described by industry publications as "one of the fastest-growing private developers in the country." Led by Managing Director Mustafa Saya, the company's philosophy combines global design standards with regional market insight, emphasising smart home technology, sustainable design, and community living.

Newbury's known development portfolio is concentrated in the Al Warsan 4 / International City Phase 2 corridor:

• Chapter 01: 126 units, studios from AED 577,000, 1-bedroom from AED 770,000, 2-bedroom from AED 1.33 million. Features Alexa Smart Home System. Handover Q3 2028. Payment plan: 10/60/30.
• Chapter 02: Off-plan, starting from approximately AED 1.22 million, handover Q4 2027.
• The Grove: Current project, 126 units, handover October 2028.

By concentrating its entire portfolio in a single corridor, Newbury is building a multi-project community presence that creates brand recognition, management efficiencies, and a critical mass of Newbury-branded properties that collectively enhance the developer's market positioning and property values.

Investment Potential and Market Performance

The Grove's investment credentials are anchored in International City's established position as one of Dubai's highest-yielding residential communities:

Rental Yields:

• Studios: 7-10% gross (average annual rent approximately AED 40,574)
• One-bedroom: 7-9% gross (average annual rent approximately AED 58,770)
• Two-bedroom: 6-8% gross (average annual rent approximately AED 75,534)

These yields significantly exceed the Dubai-wide apartment average of approximately 5.5-6.5%, making International City one of the emirate's most attractive markets for income-focused investors.

Capital Appreciation:

• Listed sale prices in International City Phase 2 (Warsan 4) have risen 13% in the past six months
• One-bedroom apartments specifically have appreciated 16% in the same period
• Average apartment sale price in the area: AED 634,503
• Phase 2's newer buildings and improved infrastructure command premiums over original Phase 1 clusters

Blue Line Metro Catalyst: The upcoming Blue Line Metro, with a station expected within walking distance (2-5 minutes) of The Grove and targeted for operational launch around 2029, represents the most significant infrastructure investment in the area's history. Historical precedent in Dubai demonstrates that metro station proximity increases property values by 15-25% following operational launch. The Grove's October 2028 handover positions buyers to take possession approximately one year before the metro becomes operational — capturing the full appreciation benefit of this infrastructure catalyst.

Price-to-Entry Advantage: The Grove's starting price of AED 510,000 for a studio represents one of the lowest freehold entry points in Dubai. At the area-average annual studio rent of approximately AED 40,574, a studio purchased at AED 510,000 would generate a gross yield of approximately 7.95% — before accounting for potential rental growth driven by the Blue Line Metro.

Investment Profile: International City Phase 2 is characterised as a high-yield, accessible-entry investment market. Its primary strength is cash flow generation through rental income, with moderate but accelerating capital appreciation. The area attracts a diverse demographic of working professionals, young families, and value-conscious residents, creating stable and diversified rental demand that reduces vacancy risk.