Petalz by Danube, Al Warsan: Studios, 1-2BR Apartments, Costs

Petalz by Danube is a residential development in Al Warsan, Dubai, built by Danube Properties and described on the developer’s own project page as completed, with 350 apartments. Our listing page (Property ID DXB-1019) shows apartments of 400 to 3,034 sq ft from $149,800, as of 28 October 2026, with a studio from AED 550,000 ($149,762), a one-bedroom from AED 600,000 ($163,376) and a two-bedroom from AED 850,000 ($231,450). The developer’s portfolio page lists the starting-price field as “Sold out”, which suggests that units advertised today are resale units, so the resale fees and registration route described below apply.

This page sets out what Petalz by Danube is, according to the developer and to Dubai’s official bodies, and what a buyer pays and signs. It covers the completion and handover status, the developer’s 1% monthly plan, location and travel times, unit types, the difference between a completed unit and an off-plan unit, freehold in Al Warsan, Dubai Land Department (DLD) fees, a worked cost calculation for the AED 550,000 studio, Central Bank mortgage limits, service charges and the residency routes tied to property value. Every figure carries a source and is current as of 28 October 2026. Exchange rate used: AED 3.6725 per US dollar.

Petalz by Danube at a Glance

The table below gathers the basic facts and shows where each one comes from. Developer facts come from Danube Properties’ own pages; price and size figures come from our listing page. Where the developer’s page and the listing page cover different things, both are shown separately so the source of every number is clear.

Amounts in US dollars on this page are converted at the fixed AED 3.6725 rate and rounded to the nearest dollar. The $149,800 on the listing is the studio price rounded to the nearest hundred.

Completion Status and Handover of Petalz by Danube

The developer’s construction-update page for Petalz by Danube carries a dated note: according to an internal inspection conducted on 31 October 2025, the overall project’s progress is 100%. It then lists four milestones under that date. The table repeats them in the page’s own order, with the usual meaning of the abbreviations added in the third column.

The pages give no certificate numbers and no single handover date, so the practical consequence is that individual units can be at different stages. A buyer’s own paperwork shows where a specific unit stands: the registered record at the DLD, the handover documents issued to that owner, and the developer’s statement of account for the unit. The developer’s portfolio page for the project also uses the word “Completed” in its completion field and “Sold out” in its price field.

The DLD’s own rules on project registration show why the completion record matters. A developer registering an off-plan project must hold a final building permit, open an escrow account through an account custodian and provide a 30% guarantee, which can take the form of 30% completed construction, a bank guarantee for 30% of the construction cost or a cash deposit, according to the DLD’s project-registration service page (as of 28 October 2026). The registration certificate is issued electronically as a Real Estate Project Approval Certificate. Those safeguards apply at the off-plan stage; for a finished building the buyer’s checks move to the unit’s title and its account with the developer.

The Developer: Danube Properties and the 1% Plan

Danube Properties states on its home page that it was founded in 1993 by Rizwan Sajan, who is listed as founder and chairman of Danube Group. The same page reports 32 projects launched, 16 delivered and 16 under construction, with construction spanning over 25.5 million sq ft (as of 28 October 2026). Our Danube Properties developer profile lists the company’s projects on this site, and the Dubai developer directory compares it with other developers.

The developer’s plan page describes its payment plan as a down payment of about 20%, a monthly payment of 1%, and the balance collected once the building is ready. The home page adds that the 1% monthly plan carries 0% interest and runs for up to 80 months. The Petalz project page shows the label “Pay 1% Monthly” and links to the general plan page; it does not print a Petalz-specific schedule.

What the arithmetic of a 1% plan looks like

The developer’s wording translates into simple numbers. On a price of AED 550,000 ($149,762), a 20% down payment is AED 110,000 ($29,952) and each 1% instalment is AED 5,500 ($1,498). Twelve monthly instalments total AED 66,000 ($17,971), which is 12% of the price, so after the down payment and a year of instalments 32% of the price has been paid. Twenty-four instalments total AED 132,000 ($35,943), or 24%. These figures illustrate the structure the developer describes; they are not a Petalz contract term.

What it means for a completed project

For a completed building the plan label tells a buyer what kind of schedule a unit may have been sold on. It does not set the terms of a resale. A resale buyer pays the agreed price to the seller, and any balance still owed to the developer on that unit is settled according to the original sale contract and the developer’s records. The DLD’s sale-of-mortgaged-property service shows the mechanism in a related case: it asks for a letter from the developer stating the remaining amount, and for separate manager’s cheques to the developer for the debt, to the seller for any remainder and to the DLD for the 4% fee. The practical step for any Petalz by Danube buyer is to ask the seller for the developer’s current statement of account for the unit and to compare it with the price in the sale agreement.

Location of Petalz by Danube: Al Warsan, International City and Travel Times

The developer places Petalz by Danube in Al Warsan; its FAQ names Warsan First and says the area has access to Sheikh Mohammed Bin Zayed Road. The Dragon Mart shopping complex in International City is listed on the project page at 7 minutes, and OpenStreetMap places Dragon Mart in International City, so the project sits in the Warsan and International City district in the east of Dubai.

Two sets of travel times are useful, and they are not the same kind of number. The first column below is the developer’s own statement of minutes from the project. The second column is a road-routing estimate for 28 October 2026: it was calculated with the OpenStreetMap-based OSRM routing engine from the Dragon Mart coordinates (25.1737 N, 55.4187 E, used here as a stand-in for the district because the developer’s page gives no gate coordinates for the project), in free-flow conditions without traffic, and the destinations are OpenStreetMap points for the airport terminal, the towers and the malls. Real journeys take longer at peak hours and differ from a different starting point inside the district.

The two columns differ because they answer different questions: the developer’s figures are marketing estimates from the project, and the routing figures are calculated over the road network from a point inside the wider district. For public transport, the Roads and Transport Authority’s journey planner gives current bus and metro options from a given address; the routes serving International City have changed over the years, so a planner query on the day of purchase is more reliable than any list printed here. Rashidiya Metro Station is included in the table only as a reference point on the Red Line.

Buyers comparing neighborhoods can read our overviews of property in the UAE and the Dubai apartment price per square meter guide. Another Danube building in the same district is described on our Olivz by Danube listing page, and a Danube building in neighboring International City is described on our Lawnz by Danube listing page.

Unit Types, Sizes, Prices and Amenities at Petalz by Danube

The developer’s project page lists four unit types: studio, 1 bedroom, 2 bedroom and a 4-bedroom duplex. The page carries no unit sizes. The size ranges below are from our listing page as of 28 October 2026, and the price points are the entry prices shown on the same page.

These are listing-page figures, not the developer’s. They are asking-price entry points, so the price of any particular unit depends on its size, floor and condition, and the sale agreement for that unit is the document that fixes its area and price.

Amenities named by the developer

The developer’s project page says “24+ Amenities” and lists these facilities:

• Basketball court and cricket court
• Padel tennis court and pickleball court
• Swimming pool
• Indoor gym and open-air gym
• Jogging and walking track
• Kids’ play area and kids’ wall climbing
• Outdoor cinema
• BBQ area and garden
• Business center and party hall

Facilities of this kind are maintained from the building’s service charges, which is why the service-charge section further down matters for the running cost of a unit in a community with a long amenity list.

Completed Versus Off-Plan: Title Deed, Oqood and Freehold

Dubai keeps two registers. The Property Register holds title to completed units. The Interim Property Register, known in daily use as Oqood, holds sales and other dispositions of units sold off-plan or unfinished, according to Law No. 13 of 2008 on the Interim Property Register in the DLD’s published legislation. Under Article 3 of that law, any disposition of an off-plan unit must be entered in the interim register or it is void. The DLD’s initial-sale service describes the same register as the place where a developer records off-plan units that have not been fully paid for.

That is the legal reason the buying process for a finished Petalz by Danube unit differs from the process for an off-plan tower. The comparison below uses DLD service pages and the DLD legislation volume (as of 28 October 2026).

Petalz by Danube straddles the two columns in a limited way. The developer says unit handovers are in progress, so an individual unit may still appear in the interim register while another unit, already handed over and fully paid, appears in the Property Register. The registered DLD record for the specific unit decides which route applies, and the trustee center checks it when the sale is lodged. Our off-plan property in Dubai buyer’s guide covers the off-plan column in detail.

What freehold means in Al Warsan

Dubai Law No. 7 of 2006 on real property registration limits ownership of real property in the emirate to UAE nationals, GCC nationals and public joint-stock companies. Article 4 allows non-UAE nationals, subject to the Ruler’s approval, to hold freehold ownership without time limit, or usufruct and leasehold for up to 99 years, only in areas the Ruler determines. Regulation No. 3 of 2006 made the first determination and lists 23 areas by name and plot number. Entry 23 on that list is “Warsan 1”, plot 002. The developer’s page names the project’s location as Warsan First, and our listing page describes the apartments as freehold.

The designation works area by area and plot by plot, so the reliable check for one specific unit is the DLD record for that unit rather than a district name. One practical safeguard is built into the process: the DLD’s property-sale registration service requires an electronic no-objection certificate from the developer for freehold areas, requested through the Dubai REST app, before the sale can be registered. Our freehold versus leasehold in Dubai guide and our page on whether foreigners can buy apartments in Dubai explain the ownership categories, and the page on buyer protection in Dubai describes the escrow and registration safeguards.

DLD Fees, Trustee Centers and the Developer’s NOC

The 4% registration fee is set by Executive Council Resolution No. 30 of 2013, whose fee table lists the registration of a real property sale contract at 4% of the value of the sale contract. Article 3 of the same resolution says that, unless the parties agree otherwise, the fee for the sale of real property is shared equally between seller and purchaser. The DLD’s current service pages show the split as 2% from each party. The sale agreement can state explicitly who bears it.

A sale of a completed unit between individuals is lodged at a Real Estate Registration Trustee center, according to the DLD’s Property Sale Registration page. For non-resident foreigners the identity document is a valid passport, and the page lists the residency status of applicants as “All”. The service takes about 25 minutes and issues an electronic title deed and map. The table sets out the fee lines the DLD publishes for the two channels; a mortgage, if any, is registered separately.

VAT on the service partner fee is the UAE standard rate of 5%, according to the Federal Tax Authority. The fee tiers explain a small but concrete point: a unit priced at AED 500,000 or more falls in the AED 4,000 tier, and one priced below it falls in the AED 2,000 tier.

The developer’s no-objection certificate

Law No. 13 of 2008, Article 7, says a developer may not charge fees on the sale, resale or other disposition of completed or off-plan units except administrative costs approved by the DLD. So an NOC fee, if one is asked, is a question of the DLD-approved administrative cost, which the buyer can ask the seller or developer to itemize. The DLD page says the e-NOC is requested through the Dubai REST app; a buyer can ask to see it before paying the balance.

If the seller still has a mortgage

The DLD’s separate service for registering the sale of a mortgaged property sets out what changes. The buyer and seller go to the trustee center with a liability letter from the bank (or a developer letter stating the remaining amount) and three manager’s cheques, one for the bank or developer, one for the seller and one for the DLD’s 4% fee. The listed fees include AED 1,290 for the mortgage-release procedure and AED 315 for the registrar’s release, and the registrar’s fee for the sale is AED 2,100 below AED 500,000 and AED 4,200 from AED 500,000. Dubai Now cannot be used while a mortgage is registered on the property.

Worked Example: The Total Cost of the AED 550,000 Studio

The listing page shows a studio from AED 550,000 ($149,762). The table adds the official fee lines for a resale lodged at a trustee center, using the DLD Property Sale Registration page and Resolution No. 30 of 2013. It assumes the buyer pays the whole 4% registration fee and the trustee service fee, which the sale agreement may provide (the resolution’s default is an equal split). Broker commission, any developer administrative cost and any bank charges are separate and are not included.

Step 7 is 26,720 / 550,000 = 4.86% of the price, so the official fees add just under five percent to the purchase price. If the parties instead follow the default in Resolution No. 30 and split the registration fee, the buyer’s 2% share is AED 11,000 ($2,995) and the buyer’s total becomes 550,000 + 11,000 + 250 + 250 + 20 + 4,200 = AED 565,720 ($154,042), assuming the buyer still pays the trustee fee.

The same purchase with a mortgage

Take the Central Bank cap for an expatriate’s first owner-occupied home up to AED 5 million, which is 80% of the value (next section). The maximum loan on AED 550,000 is 0.80 x 550,000 = AED 440,000 ($119,809), so the down payment is 550,000 – 440,000 = AED 110,000 ($29,952). The DLD charges 0.25% of the mortgage value to register the mortgage: 0.0025 x 440,000 = AED 1,100 ($300). The cash needed on completion is then 110,000 + 26,720 + 1,100 = AED 137,820 ($37,528). The Central Bank instructed banks to stop financing the DLD registration fee and broker fees from 1 February 2025, according to The National, so the fees are paid in cash rather than added to the loan. The DLD’s mortgage-registration page lists further small lines (title deed, drawings and service-partner fees) whose application depends on how the sale and mortgage are lodged, and bank valuation or arrangement fees are set by each lender; none of these are in the 137,820 figure.

Mortgage Rules: Central Bank Loan-to-Value Limits

The Central Bank of the UAE applies loan-to-value (LTV) limits to retail mortgages. Table 4 of its Financial Stability Report 2025 sets them out, segmented for owner-occupied, subsequent and off-plan properties, and the table below reproduces it.

The same report states a maximum debt-burden ratio of 50% of gross monthly income, meaning total monthly debt repayments including the proposed mortgage must not exceed half of gross monthly income. Total financing is capped at up to 7 years of annual income for expatriates (8 years for UAE nationals), and the maximum mortgage tenor is 25 years. The table has rows for UAE nationals and expatriates; lenders quote their own terms to applicants who do not live in the UAE, and an applicant should ask the lender for the LTV it will actually apply. Our bank financing guide for foreigners in Dubai sets out how bank financing works, and the page on buying property in Dubai without a down payment covers deposit rules.

Service Charges: Mollak and the Service Charge Index

The DLD defines service charges as the annual financial charges approved by the Real Estate Regulatory Agency that are collected from an owner for the management, operation, maintenance and repair of jointly owned property. They are paid into accounts approved by the agency after the owner receives a notice through the Mollak system. Mollak, launched by the DLD through its regulatory arm, monitors service-charge accounts that operate on an escrow mechanism, lets owners pay directly, issues quarterly invoices and publishes the approved service charge index.

The index is the place to look up the approved rate for Petalz by Danube. The DLD’s Service Charge Index service takes three inputs, the project name, the use and the year, and is available on the DLD website, through Mollak and in the Dubai REST app. The DLD FAQ explains the calculation: an owner takes the approved rate for common-services charges from the index and multiplies it by the area of the unit. As a unit conversion, every AED 1 per sq ft of approved rate costs AED 400 a year on a 400 sq ft studio and AED 753 a year on a 753 sq ft studio; the rate itself comes from the index for the project and year.

The DLD FAQ also notes that if a property is blocked because of unpaid service charges, the owner can contact the management company. For a resale buyer the useful checks are therefore to look up the approved rate, to ask the seller for a Mollak statement showing no arrears on the unit, and to read the community’s budget, because the amenity list above is paid for from these charges. The Dubai REST app can also display the service charge index to owners, as the DLD’s Dubai REST page describes. Our page on property tax, fees and VAT in Dubai covers property tax, VAT and corporate tax in Dubai.

Residency Options by Property Value

Dubai’s official pages tie property-based residency to specific conditions. The table states them as the DLD and the General Directorate of Residency and Foreigners Affairs publish them (as of 28 October 2026), and the last column compares the AED 550,000 studio with each threshold. A purchase does not itself grant a visa; each route is a separate application with its own conditions and fees.

On the Golden Visa, the DLD page measures the AED 2,000,000 at the time of purchase and allows the value to be made up of one or more properties registered in the applicant’s name. One Petalz studio at AED 550,000 is 27.5% of that threshold; four such units would total AED 2,200,000 ($599,047), a sum shown only as arithmetic against the stated condition. The Taskeen route applies to owners and requires the title deed, so a unit still recorded in the interim register would not yet have one. Our Dubai Golden Visa guide explains the property rules, costs and steps in full. Eligibility depends on the individual applicant’s circumstances, and the DLD or GDRFA service page for the chosen route gives the current document list.

Frequently Asked Questions

Is Petalz by Danube completed?

The developer’s project page lists Petalz by Danube as completed, and its construction page records overall progress of 100% at an internal inspection dated 31 October 2025, with DCD, BCC and RERA items marked as received and unit handovers in progress.

How many apartments are there in Petalz by Danube?

The developer’s project page gives 350 apartments, in studio, 1-bedroom, 2-bedroom and 4-bedroom duplex layouts. Our listing page gives the size range as 400 to 3,034 sq ft.

What does “Pay 1% Monthly” mean for Petalz by Danube?

It is the label of Danube’s plan, which the developer’s plan page describes as roughly 20% down, 1% a month and the balance when the building is ready. For a completed building such as Petalz by Danube, a resale buyer relies on the seller’s contract and the developer’s statement of account for the unit rather than on the label.

What is the total cost of buying the AED 550,000 studio at Petalz by Danube?

With the buyer paying the full 4% DLD fee and the trustee fee, the official fee lines add AED 26,720 and the total is AED 576,720 ($157,037). The worked example above shows every step, and the figure excludes broker commission and bank charges.

Who pays the 4% DLD fee on a Petalz by Danube resale?

Resolution No. 30 of 2013 says the sale fee is shared equally by seller and purchaser unless they agree otherwise, and the DLD’s service pages show 2% from each. The sale agreement should state who bears it.

Is Petalz by Danube in a freehold area?

Regulation No. 3 of 2006 lists Warsan 1, plot 002, among the 23 areas where non-UAE nationals may hold freehold, and our listing page describes the apartments as freehold. The DLD record for the specific unit confirms its status, and the DLD sale service requires the developer’s e-NOC for freehold areas.

How much can an expatriate borrow for a completed unit such as one in Petalz by Danube?

The Central Bank’s Financial Stability Report 2025 shows 80% of the value for an expatriate’s first owner-occupied home up to AED 5 million, 70% above that, 60% for a subsequent property and 50% for off-plan schemes. On AED 550,000 the 80% cap is AED 440,000 ($119,809); lenders apply their own terms on top.

How do I find the service charge for Petalz by Danube?

Use the DLD’s Service Charge Index, available on the DLD website, through Mollak and in the Dubai REST app, by choosing the project name, the use and the year, then multiply the approved rate by the unit’s area as the DLD FAQ describes.

Does buying a unit at Petalz by Danube qualify for the Golden Visa?

The DLD’s investor Golden Visa requires a property value of at least AED 2,000,000 at purchase, owned as one or more properties. A studio from AED 550,000 is below that figure on its own. The 2-year investor residence through Taskeen has no stated value minimum for a sole owner and requires the title deed.

What is the difference between Oqood and a title deed?

Oqood is the interim register for off-plan or unfinished units, and a title deed is issued for a unit entered in the Property Register. A completed unit with a title deed is sold at a trustee center or through Dubai Now, and the DLD record of the specific Petalz by Danube unit shows which applies.

Last checked: 28 October 2026. Sources: Danube Properties, Petalz project page; Danube Properties, Petalz construction page; Danube Properties home page; Danube 1% payment plan page; DLD Property Sale Registration; DLD Dubai Now; DLD sale of a mortgaged property; DLD mortgage registration; DLD initial sale (Oqood); DLD project registration; DLD Dubai Real Estate Legislation (Law 7/2006, Regulation 3/2006, Law 13/2008, Resolution 30/2013); DLD Service Charge Index; Mollak; DLD FAQ; DLD Dubai REST; DLD Golden Visa for investors; DLD Investor Residence (Taskeen); GDRFA property-owner residence permit; Central Bank of the UAE, Financial Stability Report 2025; The National, 25 January 2025; Federal Tax Authority, VAT; OpenStreetMap; OSRM routing engine.