1. Definition of the area and data structure
Actual location: DLD data clearly confirms that the Samana Golf Avenue building belongs to the Al Hebiah Second area and the Dubai Studio City master project.
For this building alone, 31 sales of 2-bedroom apartments have been recorded. No active rental contracts were found for this building (neither at the building level nor at the master-project level). Rental rate and yield estimates are only possible at the Al Hebiah Second area level, and comparisons with exact analogues (2BR) are not available — we use aggregate figures for all residential apartments in the area.
2. Sales dynamics and price per m² for the building and the area
Volume and dynamics of transactions:
For Samana Golf Avenue, the main 2BR transactions were recorded at the end of 2020 and throughout 2021, after which there is a gap until 2024, when transactions resumed. This indirectly indicates possible completion of construction and phased handover.
Dynamics of the average price per m² (2BR apartments, Samana Golf Avenue):
– Q4 2020: 11,233 AED/m²
– Q1–Q4 2021: 11,400–27,244 AED/m² (a spike in Q4, likely a single atypical transaction)
– Q1 and Q4 2024: 8,979–9,170 AED/m²
– Q2 2025: 11,909 AED/m²
Market in Al Hebiah Second (all apartments):
– In 2020–2021: range of 6,900–10,800 AED/m²
– In 2022–2023: prices rise to 12,000–14,000 AED/m²
– Over the last 12 months: average price in the area is 14,862 AED/m² (building — 11,909 AED/m²)
Discrepancy: The price per m² in 2BR apartments in Samana Golf Avenue over the last 12 months is about 20% below the area average. This is a factor that a potential investor should take into account when comparing with the area’s general benchmarks.
3. Rental rates and dynamics in the area
For Samana Golf Avenue and the Dubai Studio City master project, the DLD database contains no rental data for apartments — there are no active contracts with confirmed rate and area.
At the Al Hebiah Second area level there is a large pool of residential contracts (over 6,000). The average annual rental rate per m² for all residential apartments in the area:
– Last year: 1,080 AED/m²
– Last 4 quarters: gradually increased from ~958 to ~1,060 AED/m²
4. ROI calculation for the last 12 months
Level of analysis:
– For price per m²: only 2BR data in Samana Golf Avenue was used (actual DLD transactions).
– For rent: Al Hebiah Second area (no other valid data available).
Current averages:
– Price per m² (Samana Golf Avenue, 2BR, last 12 months): 11,909 AED/m²
– Price per m² (Al Hebiah Second, all apartments, last 12 months): 14,862 AED/m²
– Rent per m² (Al Hebiah Second, all apartments, last 12 months): 1,080 AED/m²
A direct calculation of gross yield (ROI_brutto) for this building is not possible — there are no active rental contracts. Area ROI (benchmark):
– ROI_brutto (area): 1,080 / 14,862 ≈ 7.3% per annum
– After deducting all standard entry costs (~7%): ROI_net ≈ 6.8% per annum
“Fair investment price range” per m² for those targeting a 7–8% annual rental yield (area benchmark):
– 1,080 / 0.08 = 13,500 AED/m² (for 8%)
– 1,080 / 0.07 = 15,430 AED/m² (for 7%)
The actual current market price for Samana Golf Avenue (2BR) apartments is below this range.
5. Conclusion on liquidity, outlook and price fairness
Liquidity. The building was sold in waves that coincide with construction phases. In the area, transaction activity is very high, rental demand is strong — more than 6,000 contracts in recent years.
Growth outlook. Since 2022, prices in the area have been steadily rising, and demand is supported by new supply. The average price and rent levels in the area justify a target yield in the 7–8% range. The fact that Samana Golf Avenue trades at a significant discount to the average price per m² in the area makes it attractive for “value” investors, provided there is real rental demand.
Price fairness. At the current average price per m² in the building, the potential yield is higher than the area average (if you manage to achieve rents at the area’s benchmark level).
IMPORTANT: All figures for rent, yield and ROI are based solely on the area, not on the Samana Golf Avenue building or project itself — drawing final conclusions about the yield of a specific apartment without active DLD contracts for the building is incorrect.
Overall conclusion:
Samana Golf Avenue (2BR) has historically been selling below the average market level in Al Hebiah Second. The potential ROI is comparable to or higher than the area average, if the apartment can be rented out at a rate close to the area’s market level. However, an investor must factor in liquidity risks and the possibility that actual rent may differ from the area average. The relatively low price per m² may be offset by weaker demand or a rental discount.
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