1. Definition of the area and data structure
Actual location: According to DLD data, the building SAMANA WAVES 2 is registered in the Al Barsha South Fourth area, master project Jumeirah Village Circle. These territories are used as the comparison base for the analysis.
Volume and structure of transactions:
The DLD database records 176 transactions for SAMANA WAVES 2. There are no rental contracts in the DLD database for SAMANA WAVES 2 or the Samana Waves 2 project in Jumeirah Village Circle — therefore, all rental comparisons can only be made at the level of the Al Barsha South Fourth area (any residential units) or the entire master project.
2. Comparative analysis of transaction volume and dynamics
The quarterly sales volume of 1-bedroom apartments in SAMANA WAVES 2 was as follows:
– Peak activity was observed in 2023 (Q2 and Q3: 26 and 23 deals respectively), followed by a decline in volume. This reflects strong interest at the project launch and the transition to the final stage of forming the pool of owners.
Across Al Barsha South Fourth as a whole, there is a steady increase in the average price per square meter approaching 2023–2024.
3. Price dynamics per square meter
SAMANA WAVES 2 (1-bedroom units):
– Average price per square meter by quarter at launch in 2023: around 15,150–15,260 AED/m².
– In 2024, fluctuations are observed from 12,800 to 16,200 AED/m²; over the last 12 months the average transaction rate stands at 16,868 AED/m².
Al Barsha South Fourth (area, 1-bedroom units):
– In 2023–2024 the average price was in the range of 11,000–12,800 AED/m², with stable year-on-year growth.
– Over the last 12 months the average price is 14,164 AED/m².
– Thus, SAMANA WAVES 2 is 19–20% more expensive than the area average for comparable units; and the main price growth in the area is being realized specifically in new developments / current projects.
4. Rent: analysis and limitations
For SAMANA WAVES 2 and the entire Jumeirah Village Circle master project, the DLD database contains no confirmed current rental contracts for 1-bedroom apartments over the last 12 months — this is typical for new buildings at the handover stage or where Ejari registrations are not yet being issued at scale.
At the Al Barsha South Fourth area level, for all apartment types (not only 1-bedroom), the average rental rate over the last 12 months amounted to 1,017 AED/m² per year. This approach introduces bias into the assessment, as the area mix includes both new and older properties, as well as units with varying fit-out quality.
For the target group (1-bedroom units), there is no valid average rental rate in DLD data either at the area level or at the master-project level, so it is impossible to calculate ROI with guaranteed statistical reliability. Similarly, any “investment fair price range” based on the income approach cannot be reliably calculated.
5. Investment and fair price range
– The average price per square meter for SAMANA WAVES 2 over the last 12 months is 16,868 AED/m², while for Al Barsha South Fourth it is 14,164 AED/m².
– The area itself shows confident price growth for new residential complexes, with an upward shift of the median clearly visible across all quarters from 2023 to 2025.
– There is no data on the average rental rate for 1-bedroom apartments; the general area indicator (1,017 AED/m² per year) covers all types of residential properties and may not reflect the specifics of modern new developments.
Calculating ROI and a fair price range is not possible because there is no rental transparency for the comparable segment (1-bedroom units in new buildings).
6. Final conclusions on liquidity and outlook
– Liquidity: Very high — more than 170 transactions have been recorded in the building over the last 2 years, with a clear sales peak at project launch. This confirms strong buyer demand.
– Area outlook: Jumeirah Village Circle and Al Barsha South Fourth are developing — the area shows steady price growth for residential properties, especially in new projects. However, SAMANA WAVES 2 is positioned in the upper price segment for the area.
– Yield and rentals: The absence of rental statistics for the building and the master project does not allow for an investment-grade assessment for an owner of a 1-bedroom apartment. Any yield estimates would be speculative, relying only on the general area rate, where properties of different ages and classes are mixed.
– Scenarios for an investor: If over the next 1–2 years the project is handed over at scale and Ejari contracts begin to be reflected in the DLD database, it will become possible to build a real income-based analysis and determine a fair price range for a target yield of 7–8% per annum.
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