Hadley Hills, Al Warsan: What the Numbers Say
The Project and Its Developer
Hadley Hills is an apartment development by LEOS International in Al Warsan, Dubai. Construction started in October 2026. Handover is set for June 2028, placing buyers who enter now into a live off-plan project from the earliest stage.
The development targets Dubai's mid-market: a price range and amenity set that sit above entry-level without reaching luxury pricing.
Al Warsan: The Eastern Corridor Case
Al Warsan occupies the eastern part of Dubai, adjacent to International City and close to Academic City. It is not a trophy postcode, and buyers are not paying for one.
The road connections are practical. Sheikh Mohammed Bin Zayed Road and Al Khail Road link the district to the rest of the city. The airport is roughly 20 to 25 minutes away in normal traffic. Downtown Dubai and Business Bay are accessible in around 30 minutes. For residents working in Dubai Silicon Oasis or Academic City, Al Warsan is a genuinely convenient base.
The area appeals to buyers who want a functional Dubai address at a lower cost per square metre than central districts.
AED 850K to AED 1.55M: What You Get at Each End
The price range spans AED 850,000 to AED 1,550,000, an 82% gap between floor and ceiling. That width means buyers at opposite ends are looking at substantially different units.
At AED 850,000, the target is a compact apartment suited to a single occupant or a couple entering ownership for the first time. Price efficiency is the priority.
At AED 1,550,000, the buyer is typically after a larger unit. This suits a growing family or an investor targeting tenants who need more space. The per-square-metre cost at this end still benefits from Al Warsan's pricing relative to central Dubai.
The spread suggests genuine unit diversity, from smaller entry-end configurations to larger apartments near the ceiling.
A Single Asset Class
Every unit at Hadley Hills is an apartment. There are no villas, townhouses, or retail units. Differentiation across the stack is driven by size, floor level, and position in the building.
Amenities: Practical and Year-Round
| Category | Amenities |
|---|---|
| Fitness & Recreation | Indoor Swimming Pool, Gymnasium |
| Outdoor & Green Space | Landscaped Gardens |
| Dining | Restaurants |
| Family | Children's Play Area |
| Security | CCTV Security |
The indoor swimming pool is the standout item. An indoor facility runs year-round and sidesteps Dubai's summer heat, which limits outdoor pool use for months at a stretch. Paired with the gymnasium, the fitness provision works through every season.
On-site restaurants and a children's play area indicate the developer is targeting both self-contained lifestyle buyers and families. Residents who want to limit daily errands will find the dining option useful. The play area places families as a core resident profile, not an add-on.
Entering at the Start of a 20-Month Build
Construction at Hadley Hills began in October 2026. Completion is targeted for June 2028. Buyers entering the project now join from the very beginning of the construction cycle, approximately 20 months before handover.
40% Over the Build, 60% at the Keys
| Stage | Payment |
|---|---|
| During construction | 40% |
| At handover | 60% |
The 40% construction payment is distributed across the build period, spreading the initial commitment over approximately 20 months. The 60% due at handover falls as a single tranche at completion. This makes the handover date the largest payment event in the purchase timeline.
Mortgage-backed purchases will activate the bulk of their facility at the handover event. The majority of the purchase price falls due at that point.
