1. Definition of the area and data structure
Actual location: According to DLD, the Samana Park Views building belongs to the Al Barshaa South Third area and the Arjan master project.
Data availability: For studio apartments (0BR/studio) in Samana Park Views, 94 transactions have been registered since 2021, and there are confirmed registered lease contracts for this building. Across Al Barshaa South Third as a whole, around 20,500 transactions have been recorded, indicating high liquidity in this segment and a data-rich market.
2. Liquidity of the property and the area
Over the past 3 years, sales of studios in Samana Park Views have been stable, without clear quarterly slumps, with a predominance of off-plan/primary market deals that are evenly distributed by year. In the area as a whole, there is very strong demand and a consistently high volume of apartment sales, including a regular pipeline of new projects.
There are also rental contracts in place for the building itself (more than 30 studio contracts). This makes it possible to run a full buy-vs-rent comparison within the project itself, without having to move the analysis up to the district level.
3. Price and rental rate dynamics
Price dynamics per m² (sales, studios, Samana Park Views):
– At the end of 2021, the average price per m² was about AED 14,484.
– In 2022, there was a slight decline/sideways movement (down to AED 13,470–14,000 per m²).
– From mid‑2023, the trend reversed with confident growth: by 2024 the average price reached AED 16,786 per m² (over the last 12 months). In individual quarters of 2024, peaks of AED 16,900–17,150 per m² have been recorded.
– For comparison, over the same period in Al Barshaa South Third (apartments, 20–80 m²): over the last 12 months the average level is AED 15,261 per m²; the growth rate in the area is more moderate.
Rental rate dynamics (studios, Samana Park Views):
– In 2025–2026, average studio rents based on Ejari contracts remain in the range of AED 1,460–1,570 per m² per year.
– Over the last 12 months, the average rate is AED 1,546 per m² (studios only); if we look at all apartments in the building without breakdown — about AED 1,321 per m².
Overall, the rental market in the building is already established, and rental levels are slightly above the area average, which indicates strong demand for the project.
4. Comparison of market levels: “building vs area”
– Samana Park Views (studios, sales): last 12 months — AED 16,787 per m².
– Al Barshaa South Third (apartments, sales): last 12 months — AED 15,261 per m².
The building is selling at a premium of roughly 10% to the average market level in the area (for a comparable segment). This is supported by higher rental rates.
– Building rents (studios): AED 1,546 per m² per year.
– Building rents (all apartment types): AED 1,321 per m² per year.
– Studio-level data for the wider area was not requested for the current dataset, as the building itself has sufficient contract volume.
5. Current ROI and investment fairness
Gross yield (ROI) for studios in Samana Park Views:
– Based on actual DLD rates, gross ROI = (1,546 / 16,787) = 9.2% per annum.
– At the building level, averaging all apartments — 7.9% per annum.
Net yield taking into account entry costs (approximately +7–8% to the purchase price):
– Net ROI ≈ 9.2% / 1.08 ≈ 8.5% (for studios); for all apartments ≈ 7.3%.
For a target investor yield of 7–8%, the fair price range per m² (for studios) is:
– For 8% per annum: 1,546 / 0.08 = AED 19,325 per m².
– For 7% per annum: 1,546 / 0.07 = AED 22,086 per m².
Current deals in the building are closing BELOW this threshold, meaning that buying studios at the average market price (AED 16,787 per m²) delivers a yield noticeably above 8% per annum even after all costs. This is a very strong investment argument: there is no need to push for an aggressive discount, as prices are already close to an investor‑friendly level.
6. Conclusions and outlook
– Liquidity of both the building and the area is very high; sales and rentals are ongoing, which is a positive for investors.
– Over the past 2 years, the project has shown steady price growth while maintaining yield (rents are also high).
– Comparison with the area reveals a premium to the average price, yet entry yields are more than competitive for the investment segment (even after all costs).
– Samana Park Views is one of the few examples on the market where actual gross and net yields exceed the 7–8% per annum target, while the current price per m² remains investment‑justified given the existing trend.
– The premium to the area is justified by stronger rental rates and demand specifically for this product.
– Outlier values at the area/master‑project level were not used, as the building itself has sufficient volume of both sales and rentals.
Recommendation: the project remains one of the benchmarks for investment efficiency for studios in the Arjan mid‑market/new development category. When buying at the current DLD price, no discount to the market is required to achieve a yield of 8% and above.
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