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1. Definition of the area and data structure
Actual location: according to the DLD register, the building Samana Barari Views 2 belongs to the Wadi Al Safa 3 area and the Majan master project. All calculations and comparisons by area and project are based exclusively on these designations.
For 1-bedroom apartments (1BR) in this building, 169 sales transactions are recorded in the DLD database, which provides sufficient coverage for statistical price analysis.
2. Liquidity and transaction volume analysis
The building’s liquidity is extremely high: in 2024 alone, more than 150 transactions for 1BR units in Samana Barari Views 2 were recorded, with the main peak in the first two quarters of 2024. Outside of 2024, the transaction statistics start to include deals for future, not yet occurred quarters — for a fair analysis of dynamics, only transactions up to the current date are considered.
For rentals, there are no confirmed lease contracts in DLD either for the building or for the Majan master project at the time of analysis, which is typical for new (off-plan) projects at launch or handover stage. Across Wadi Al Safa 3 as a whole, more than 17,000 active lease contracts have been registered over the past 4–5 years — the area is characterized by strong mass-market rental demand.
3. Sales price dynamics and current price levels
Building (Samana Barari Views 2, 1BR):
– Average price per sq m in the first quarters of 2024: 15,100–16,400 AED/sq m.
– In Q3 and Q4 2024 a slight decline is recorded: down to 15,130–15,670 AED/sq m.
– Average price per sq m over the last 12 months (May 2023 – May 2024): 12,760 AED/sq m.
– The price range in the building is wider in 2025 (from 10,500 to 16,800 AED/sq m) — the sample includes transactions at both lower and higher levels, which may be related to closing payment plans or special promotional packages from the developer.
Area (Wadi Al Safa 3, all apartments):
– In 2020–2022 the average price level remained in the range of 9,500–11,500 AED/sq m.
– In 2023 average values stabilized at 9,800–10,900 AED/sq m.
– In 2024 there is a sharp jump: first quarter — 14,267 AED/sq m, second — 14,530 AED/sq m.
– Over the last 12 months, the average price in the area is significantly higher than in this building: 14,820 AED/sq m.
Summary: over the last 12 months Samana Barari Views 2 has been trading at a 13–14% discount to the average price per sq m in the area, despite being a new or recently handed-over project.
4. Rental rate dynamics and levels
For the property (Samana Barari Views 2) and the Majan master project there is no up-to-date rental data from DLD — as of today, no official lease contracts have been registered. Moving up to the level of the entire Wadi Al Safa 3 area allows for a valid estimate: over the last 12 months, the average actual annual residential rent has been 830–840 AED/sq m.
Area dynamics:
– In 2020–2022 the average rent remained at 480–720 AED/sq m.
– In 2023 — from 610 to 1,350 AED/sq m (local spikes, with a median around 650 AED/sq m).
– In 2024 the average rental rate stabilized in the 700–840 AED/sq m corridor.
5. Comparison, ROI, investment benchmarks
– Average purchase price over the last year for the building: 12,760 AED/sq m.
– For the area: 14,820 AED/sq m.
– Average annual rental rate for the area: 833 AED/sq m (no data for the building).
– Gross ROI for the area market: 5.6% (833 / 14,820).
– It is not possible to correctly calculate ROI for the building: there is no data on actual rental contracts.
If we calculate an approximate “investment fair price range” for an investor targeting a 7–8% annual yield, the following ratios should hold at the area level:
– Fair price range: 10,420 – 11,900 AED/sq m (833 / 0.08; 833 / 0.07).
– The current market price in the area (14,820) and in the building (12,760) is significantly above this investment corridor; to achieve a 7–8% yield (excluding expenses), a substantial discount to the average market is required.
– After adjusting for acquisition and entry costs (7–8%), the actual net ROI will be even lower (around 5.2–5.3% for the area).
Given the absence of lease contracts for the building itself and the master project, any yield benchmarks within the asset would be purely speculative.
6. Outlook and conclusions
– In terms of transaction count, the asset is highly sought after by buyers — high liquidity with many deals at the launch stage.
– Compared to the broader market, Wadi Al Safa 3 has appreciated over the past two years well above the Dubai average, but its rent/price metrics are relatively modest — the area is not a yield leader and is better suited to long-term capital appreciation strategies.
– The current price level in Samana Barari Views 2 is attractive for those who are betting on further growth in price per sq m, or who are comparing it with other off-plan alternatives.
– From a rental investor’s perspective, the current acquisition level implies a yield of 5–6% per annum (if we use the area benchmark), which is below “fair value” guidelines for new, still-forming locations and below the 7–8% target corridor for passive investors.
A quantitative assessment of the building’s own rent/price ratio and ROI will not be possible until the first official lease contracts appear in the DLD database.
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