What is the rental yield in Samana Waves 2?

No gross yield is published for Samana Waves 2 as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 4 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Jumeirah Village Circle median is 7.4% gross.

How much does a 1 bedroom in Samana Waves 2 cost?

The median registered sale price is AED 1.13M (1,463 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How many apartments change hands in Samana Waves 2?

4 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

Which metro station is closest to Samana Waves 2?

Dubai Internet City, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is Marina Mall.

Samana Waves 2

Under construction · 52% built · handover Q1 2026, overdue
24 floors
4 lifts
230 parking bays
2 pools
Master developer Samana Developers

A 1 bed in Samana Waves 2 costs a median AED 1.13M.

1 bed · typical price

1.13MAED

AED 1,463/sqft

vs Jumeirah Village Circle: 10% above the median

Cost to buy, all inAED 1.21M

Price: AED 1.13M
DLD fee 4%: AED 45,286
Agent 2% + VAT: AED 23,775
Trustee: AED 4,200

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Is Samana Waves 2 a good investment?Prices are slipping, few units change hands and lots of new supply is coming; no record of the yield and the rent trend

Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
Is it easy to let?None of the 170 units signed an annual lease in 12 months: owner-occupied, holiday homes or a hotel pool0%
Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
Are prices going up?All types: AED 1,507/sqft a year ago, 1,453 now-3.6%Watch
How fast do fees pay back?AED 73,261 in fees to buy a 1 bed: DLD 4%, agent 2% plus VAT, trusteeAED 73,261
Can I sell easily?7 sales in 12 months, 4% of the tower (10 the year before)7Watch
Is a lot being built nearby?15,281 apartments are planned in Jumeirah Village Circle from 2026 to 2028, equal to 54% of the 28,561 homes let there today. A further 7,717 are past their planned date. Jumeirah Village Circle supply by year →54%Watch
Did earlier buyers gain?Up 2% for launch buyers, before fees+1.9%Context

Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Samana Waves 2 prices and rents by unit typeA one-bed costs about AED 1.13M

Type	Median price	New rent	12-month change	Sales
Studio73 units · 469 sqft	AED 649,0411,384/sqft	not yet let	not yet let	under 5 sales in a year	2
1 bed64 units · 786 sqft	AED 1.13M1,463/sqft	not yet let	not yet let	under 5 sales in a year	4
2 bed27 units · 1,162 sqft	AED 2.00M1,801/sqft	not yet let	not yet let	under 5 sales in a year	1

Appreciation, rental income and short-term detail, by unit type

Appreciation

1 bed · price per sqft · Jumeirah Village Circle · area median AED 1,332/sqft

vs area median: +9.8%
Rank by price per sqft: 93rd of 299

Read with care

No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.
Thin sample — 4 sales in 12 months. Treat these figures as indicative.

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Median price paid, 1 bed, as a rolling 3-month median. The band along the bottom is the number of records each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,453 · before fees

Launch, 2023–26: 1,427; +2%; 143 sales
3 years ago: 1,422; +2%; 126 sales
Previous 12 months: 1,507; −4%; 10 sales
Last 12 months: 1,453; today; 7 sales

The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.

No resales match the last 12 months. Try another transaction type, bedroom type or period.

Comparables in Jumeirah Village Circle

Every Jumeirah Village Circle building with a page, ranked by price per sqft over the same 12 months, all unit types. Samana Waves 2 places 131st of 352; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
127	Carmel Residence	AED 954,449	1,458+0.3%	—	—	9
128	Avant Garde Residences II by Skyline0% · Q3 2028 · off-plan 1,460/sqft	AED 1.15M	1,458+0.3%	—	-8.6%	115
129	Luma21Completed 2023 · off-plan 1,011/sqft	AED 737,000	1,456+0.2%	7.5%	-4.8%	16
130	Bloom Heights ACompleted 2021 · off-plan 946/sqft	AED 740,500	1,456+0.2%	8.8%	+8.9%	26
131	Samana Waves 2 · this building52% · Q1 2026 · off-plan 1,427/sqft	AED 1.12M	1,453	—	-3.6%	7
132	Stax0% · Q1 2028 · off-plan 1,451/sqft	AED 1.02M	1,451-0.1%	—	—	236
133	Esplora Residences	AED 685,363	1,450-0.2%	—	-1.6%	30
134	Beverly ResidenceCompleted 2021 · off-plan 889/sqft	AED 707,500	1,450-0.2%	8.5%	+1.4%	16
135	Eaton PlaceCompleted 2019 · off-plan 982/sqft	AED 1.05M	1,445-0.5%	7.1%	+14.8%	9

Rank 1 is the dearest per square foot. Differences are against Samana Waves 2 (AED 1,453/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Samana Waves 2 has registered sale prices 10% above the Jumeirah Village Circle median price per square foot of 1,332 AED, across 299 eligible buildings. It ranks 93rd of 299 by price per square foot in Jumeirah Village Circle.

Market context in Jumeirah Village Circle

Registered sales activity

4,341 ready apartment sales in the 12 months to 2026-10-12.

+4.3% in median AED/sqft versus the preceding year, supported by 4,341 current and 5,371 prior price observations.

Explore sales activity

Planned apartment projects

7,847 known registered units across 37 pending projects planned within one year of the 2026-07-06 register.

29 projects had already passed their planned date; 16 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

15,281 apartments are planned in Jumeirah Village Circle from 2026 to 2028, equal to 54% of the 28,561 homes let there today.

Ready prices per sqft fell in 50% of 195 buildings (counted once per bedroom type) in Jumeirah Village Circle with sales in both years; the typical one moved −0.2%.

The pooled median moved +4.3%: 4.5 points more than the typical building, because different buildings traded in each year.

New-lease rents fell in 66% of 226 buildings (counted once per bedroom type) with leases in both years; the typical one moved −3.5%.

How these are counted

Find service-charge budget evidence for Samana Waves 2

Direct locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.

About Samana Waves 2

Samana Waves 2 is an under-construction (52% built) apartment building by Samana Developers in Jumeirah Village Circle. 175 sales are registered with the Dubai Land Department.

Pinned by Google from the registered name; verify the plot before relying on it.Open in Google Maps

The building, as registered

Floors: 24
Lifts: 4
Parking bays: 230
Pools: 2
Master developer: Samana Developers

Nearest, as registered

Metro: Dubai Internet City
Mall: Marina Mall
Landmark: Sports City Swimming Academy

Samana Waves 2: AED 1,453 per sq ft, 6% above the median Jumeirah Village Circle building

The building's own figures against its area's registered market, last twelve months.

Price per sq ft

Median registered sale price, AED per sq ft, last 12 months

Samana Waves 2AED 1,453
Jumeirah Village Circle, readyAED 1,300
Jumeirah Village Circle, off-planAED 1,575
Dubai, readyAED 1,421

Dark: this building. Grey: the area's ready and off-plan medians, and Dubai's ready median. Source: DLD registered sales.

Upcoming supply in Jumeirah Village Circle, by handover quarter

Nearby in Jumeirah Village Circle

Every building in Jumeirah Village Circle →

Prices per sq ft around Samana Waves 2, on the map

Pills show median sale price, AED. 304 buildings pinned from Google place records and Apple geocoding · Samana Waves 2 is the inverted pinOpen in Apple Maps

Binghatti Apex

Jumeirah Village Circle · 288 sales, 12 months

912,500

AED, resale median · 1,497/sqft

Luma Park Views

Jumeirah Village Circle · 282 sales, 12 months

1.37M

AED, resale median · 1,603/sqft

Binghatti Royale

Jumeirah Village Circle · 135 sales, 12 months

1.97M

AED, resale median · 2,388/sqft

Binghatti Azure

Jumeirah Village Circle · 105 sales, 12 months

700,000

AED, resale median · 1,659/sqft

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · 1 bed
4 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 1 bed
No Ejari contract registered: not yet let
Read with care
Service charge
Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.
Not on record
Project register
Samana Waves 2: not recorded complete, 52.09% built, planned 2026-03-20 · register data to 2026-07-06
Read with care
Developer
Samana Developers · delivery record
On record
Building record
DLD building record · data to 2026-10-13
On record
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
Not in the yield

Rent or buy

What owning a 1 bed here costs against renting it, at stated assumptions you can change.

Monthly cost of owning against renting, with your own deposit and rate

Prefilled from Samana Waves 2’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of 2026-09-17. Change any figure.

Purchase price, AED

Annual rent, AED

Down payment, %

Residency

More assumptions

Interest rate, % a year

Term, years

Horizon, years

Annual service charge, AED

The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.

Monthly mortgage: —; 4.5% over 25 years
Monthly rent: —
Cash needed at purchase: —

Enter a price, a rent, a rate, a term and a horizon to model the comparison.

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Common questions

What is the rental yield in Samana Waves 2?: No gross yield is published for Samana Waves 2 as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 4 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Jumeirah Village Circle median is 7.4% gross.
How much does a 1 bedroom in Samana Waves 2 cost?: The median registered sale price is AED 1.13M (1,463 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How many apartments change hands in Samana Waves 2?: 4 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.
Which metro station is closest to Samana Waves 2?: Dubai Internet City, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is Marina Mall.

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