1. Definition of the area and data structure
Actual location: According to DLD, the Samana Barari Views 2 building is located in Wadi Al Safa 3, within the Majan master project. The analysis is based on studios (0 rooms).
2. Assessment of data volume and liquidity
For Samana Barari Views 2, 652 sale transactions have been registered (all types, the latest in 2024–2025). There are no registered rental contracts for this specific building. To study rental rates and dynamics, data for the entire Wadi Al Safa 3 area (studios) was used, as the nearest sample with sufficient volume is at this level (over the last 12 months more than 100 studio rental contracts were registered in the area).
3. Sales market dynamics and price indicators
In the open market for Samana Barari Views 2, a steady flow of sales has been recorded since the beginning of 2024, with the majority of transactions being off-plan. Over the last 12 months, the average price per m² for studios in the building itself amounted to 17,356 AED. In Wadi Al Safa 3, the average price per m² for studios over the same period was 17,315 AED, meaning there is virtually no premium or discount for the building versus the area.
Price dynamics in the building are stable: since the start of sales registration (2024), the average price of sold studios increased from 17,025 to 17,839 AED per m² by the end of 2024, and then in early 2025 the average values almost reached 18,093 AED per m² (the latest isolated deals in 2025 fall outside the range and may reflect the specifics of particular units). In the wider area, 2023–2024 saw a notable increase in the average price per m² for studios — from around 11,000 AED to the current 17,000+ AED (growth of about 57% over 1.5 years).
4. Rental market dynamics for studios
There are effectively no registered rental contracts in Samana Barari Views 2 itself (a typical situation for properties under construction or recently handed-over complexes). The sample at the master-project (Majan) and area (Wadi Al Safa 3) level provides reliable statistics: the area shows high activity in studio rental transactions, with 120–250 contracts per quarter over the past 2 years.
The average rental rate for studios in Wadi Al Safa 3 over the last 12 months was 899 AED per m² per year — a stable uptrend compared with 2021–2022 (when rates were in the 500–700 AED/m²/year range).
Quarterly dynamics: in 2023–2024, rents increased from 630 to 886 AED per m², with recent quarters exceeding 850–900 AED/m²/year.
5. Yield comparison and fair price range
Estimated yield based on data for the last 12 months:
– Average purchase price per m² (building): 17,356 AED
– Average rent per m² (area): 899 AED/year
ROI calculation (gross): 899 / 17,356 ≈ 5.2% per annum.
Net yield (taking into account standard entry costs of ~7–8%): 5.2% / 1.07 ≈ 4.9% effective net annual yield.
For an investor targeting a 7–8% annual yield, the “investment fair price” for a studio in the area is:
– benchmark for 8%: 899 / 0.08 ≈ 11,237 AED/m²
– benchmark for 7%: 899 / 0.07 ≈ 12,843 AED/m²
The current market level for the building is 17,356 AED/m², which is roughly 35–45% above the calculated range for the desired 7–8% yield. To achieve a yield above 7% under current market conditions, a substantial discount to the primary and secondary market prices (in Wadi Al Safa 3/Samana Barari Views 2) is required. This situation is typical for fast-growing off-plan projects, where price appreciation outpaces rental growth.
6. Liquidity and outlook
Sales dynamics confirm strong market interest in Samana Barari Views 2 and the Majan area, but the current price level for studios does not provide the typically targeted 7–8% net annual yield based on clean DLD rental data. Rental demand is sufficient: 120–250 studio rental deals per quarter are registered in the area, but rental rates are significantly lagging behind the pace of capital value growth.
Key risks and potential: over a 3–5 year horizon, rental rates may continue to rise following capital values, but at the moment an investor is buying at a yield below the “benchmark” buy-to-let level for Dubai.
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