ROI analysis of apartment in Samana Barari Views: DLD data and real deals — 24.11.2025

1. Definition of the area and data structure

Actual location: According to official DLD data, Samana Barari Views is located in Wadi Al Safa 3, within the Majan master project. For the analysis, only verified filters by building name and district linkage were used.

For one-bedroom apartments (1BR) in this building, the DLD database records 179 sale transactions, the bulk of which occurred over the past two years.

2. Transaction and price dynamics for the building and the area

Transaction frequency:
– In 2024 — 162 transactions for 1BR units in Samana Barari Views, indicating an active phase of project launch to the market.
– In 2023 — 4 transactions, and in 2025 (as of the analysis date) — 13 transactions.

Average and range of sale prices over the last 12 months:
– For Samana Barari Views (1BR): average price per m² — 14,766 AED, range — from 10,020 to 18,076 AED/m² (17 transactions).
– For Wadi Al Safa 3 (1BR): average price per m² over the same period — 13,747 AED, range — from 5,130 to 28,485 AED/m² (1,475 transactions).
– Thus, one-bedroom apartments in Samana Barari Views are selling at a 7–8% premium to the district average.

Average price per m² dynamics for the building (quarterly, 2023–2025):
– At launch (Q4 2023 — Q1 2024): 14,948–16,719 AED/m².
– Softening by mid-2024 (Q2 — Q3): 14,707–15,547 AED/m².
– In early 2025 the average level is slightly lower — 14,866–15,742 AED/m², but the trend is relatively stable.

For the district over the same period: The most notable growth has been since 2023 (from 7,600 AED/m² in Q1 2023 and 10,614 AED/m² in Q4 2023 to 13,430–14,760 AED/m² in 2024–2025). This indicates a general increase in prices for both completed and off-plan properties in Wadi Al Safa 3, despite the wide price range.

3. Rental and yield analysis

Rental data in DLD:
– For Samana Barari Views and the Majan master project, no rental contracts for one-bedroom apartments have been registered yet (which is typical for new buildings at handover stage).
– At the level of the entire Wadi Al Safa 3 area, more than 16,000 rental contracts have been registered (for all residential types). For a clean comparison, we use the average rent per m² over the last 12 months across all apartment types in the district.

The average annual rent per m² in the area over the last 12 months amounted to 816 AED, based on a very large dataset (3,240 contracts). The value range is extremely wide (from 21 to anomalous 171,000 AED/m²), so it is important to factor in the presence of outliers when interpreting the final figure.

Average rental rate dynamics (for Wadi Al Safa 3):
– Growth from 493–720 AED/m² in 2022 to 790–870 AED/m² in 2024–2025.
– The current level (last year) is consistently above 800 AED/m².

4. Price comparison and yield (ROI) assessment

Average sale price per m² over the last 12 months (for the building): 14,766 AED.
Average annual rent per m² (for the district, last 12 months): 816 AED.

Indicative gross ROI for one-bedroom apartments in Samana Barari Views:
– Gross ROI based on district rents: 816 / 14,766 ≈ 5.5% per annum.

Adjustment to net ROI, taking into account entry costs (approximately 7% on top of purchase price):
– Net ROI ≈ 5.1% per annum (more precisely: ROI_brutto / 1.07).
– In practice, to reach a target yield of 7–8% per annum, the “investment fair” purchase price per m² would need to be in the range of: 816 / 0.08 = 10,200 AED/m² (for 8% yield) and 816 / 0.07 = 11,657 AED/m² (for 7% yield).

The current market price (14,766 AED/m²) exceeds this range by 25–45%. To achieve 7–8% annual returns at district rent levels, either the purchase price must decrease or rental rates must rise.

5. Liquidity, outlook, conclusions

Liquidity: The building shows a high number of transactions at the launch stage, while the district as a whole demonstrates a steady flow of sales and leases. Market interest is strong.

Dynamics: Samana Barari Views is priced somewhat above the district average, which is consistent with a new product and demand for new development in this location. However, the price gap with the wider area remains significant, and rental rates, even at the upper end of the range, do not provide high investment yields at current purchase prices.

Outlook: Over a 3–5 year horizon, further rental growth and price stabilisation are possible. However, for an investor targeting 7–8% annual returns, a substantial discount to the 2024–2025 average sale price would be required on entry.

Summary: Samana Barari Views (1BR) is a liquid asset at launch in a good district, but at current prices the achievable net rental yield is around 5% per annum, which is below the investment-fair level for Dubai. Rental data for the building itself will appear in statistics as it becomes occupied; the current yield estimate and “gap price” calculation are based solely on Wadi Al Safa 3 district data.