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1. Definition of the area and data structure
Actual location: according to the DLD database, SAMANA GREENS belongs to the Al Barshaa South Third area, master project Arjan. All further comparisons by area are based strictly on this classification.
For SAMANA GREENS there are sales records (199 transactions), including for 2-bedroom apartments (2 b/r). There is no DLD rental data for this specific building for the last 12 months. For rental analysis, we use data for the Al Barshaa South Third area (property type Flat, residential).
2. Transaction and price dynamics
a) Annual transaction frequency (2-bedroom apartments in SAMANA GREENS):
– 2020: 10 transactions
– 2021: 6 transactions
– 2022: 2 transactions
– 2023: 6 transactions
– 2024: 7 transactions
From 2020 to 2024, transactions for 2-bedroom apartments occurred regularly, but the volume is low, especially in 2022–2023.
b) Price per m² dynamics (2-bedroom, based on transactions):
For SAMANA GREENS from 2020 to the current period, the price per m² has been volatile — from 6,152 to 12,149 AED/m² by quarter. In 2024 the quarterly average increased to around 8,647–9,762 AED/m², and transactions over the last 12 months were recorded at an average of 10,367 AED/m² (8 transactions).
For comparison: in the same segment in Al Barshaa South Third (2-bedroom), the average price per m² is significantly higher and in 2024 moved into the 11,310–12,266 AED/m² range by quarter, with a 12‑month average of 12,633 AED/m² (734 transactions). This indicates that over the last 12 months SAMANA GREENS has been trading 18% below the area average for 2-bedroom units (10,367 vs 12,633 AED/m²).
Size and price range in SAMANA GREENS for 2-bedroom apartments: 79–124 m², with prices ranging from 500,000 to 1,328,827 AED, which is a wide spread.
3. Rent and yield
There is no rental data specifically for SAMANA GREENS. In Al Barshaa South Third, the average annual rent per m² in the “residential apartment, Flat” segment over the last 12 months was 925 AED/m² (11,800 contracts). This level has increased compared to previous years: in 2020 it was about 550–710 AED/m², and it is now consistently above 800 AED/m² per quarter.
The most recent rental levels in the area (quarterly detail): in 2024 and the first half of 2025, average rents rose to 832–985 AED/m² per year.
Examples of unit sizes and absolute rental levels in the area over the last 12 months:
– 94 m² — 41,000–59,000 AED/year;
– 125 m² — 80,000 AED/year;
– 83–104 m² — 52,000–56,000 AED/year.
4. Yield (ROI) assessment
The calculation is based solely on current average area rental levels and the average purchase price over the last 12 months:
— Building (SAMANA GREENS, 2-bedroom): average price per m² — 10,367 AED; gross ROI cannot be calculated due to the absence of rental data for this specific building.
— Area (Al Barshaa South Third, 2-bedroom): average price per m² — 12,633 AED, average rent per m² — 925 AED. Gross ROI for the area = 925/12,633 ≈ 7.3% per annum (before entry costs).
Taking into account all transactional entry costs (7–8% of the purchase price), the actual ROI_net for the area (net yield) will decrease to roughly 6.8–6.9% per annum.
5. Fair price range for an investor
The “fair price for an investor” range derived for the area, based on a target yield of 7–8%:
– Lower bound: 925 / 0.08 = 11,563 AED/m²
– Upper bound: 925 / 0.07 = 13,214 AED/m²
Thus, transactions in SAMANA GREENS (10,367 AED/m² over the last 12 months) are taking place below this range, which creates additional yield above the area average (provided the project allows units to be rented out). Recent transactions across the area as a whole are occurring closer to the upper part of this range and even slightly above it.
6. Liquidity and outlook
— SAMANA GREENS has a medium level of liquidity: 2-bedroom apartments are sold on a regular basis, but the transaction volume is several times lower than the total for the area, which is typical for a building that is not very large.
— In Al Barshaa South Third and the Arjan master project, the volume of sales and rental contracts is very high: for 2-bedroom apartments there are hundreds of sales per year and thousands of rental contracts.
— Price and rental dynamics in the area are stable: in 2023–2025 the average purchase price increased to 12,600+ AED/m², and average rents to 900+ AED/m², with quarter-on-quarter growth.
7. Investor takeaways
– SAMANA GREENS offers an entry price for 2-bedroom apartments below the area average: 10,367 vs 12,633 AED/m².
– Area-level gross yields are around 7.3% per annum at the average entry price; for SAMANA GREENS, ROI may be higher (theoretically up to 8–9%), but this is only relevant if rental liquidity in the building is confirmed (these data are not available in DLD).
– A lower entry price versus the market average is attractive from an investment standpoint; however, final decisions require verification of rental liquidity specifically for this building.
– The area and master project have strong sales and rental liquidity, price dynamics in the wider location are positive, and average rental rates continue to grow.
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