Property Overview
A studio apartment in Samana Waves 1, JVC by Samana Developers at AED 599,000, 23.2% below the developer price of AED 780,000, saving AED 181,000. BUA 378 sqft at AED 1,585 per sqft. Pool view. High floor. Semi-furnished. Agent states handover in 2 months.
Property Highlights
- Type: Studio apartment
- BUA: 378 sqft
- Asking price: AED 599,000
- Developer price (OP): AED 780,000
- Saving: AED 181,000 (23.2%)
- Rate: AED 1,585 per sqft
- View: Pool view, high floor
- Furnishing: Semi-furnished
- Tower: 27 floors, approximately 213 units
- Status: 90% complete (stalled since Jul 2026)
- HO: Agent says 2 months (Dec 2026), realistic Q1-Q2 2027
Below OP Analysis
The seller purchased from Samana at AED 780,000 and is asking AED 599,000, a AED 181,000 reduction (23.2%). Including the 4% Oqood fee of AED 31,200, the seller's total cost was AED 811,200. Total loss: AED 212,200 (26.2% of total investment). This is a deep loss that indicates genuine financial pressure.
DLD Transaction for Studios in Samana Waves (2026)
- AED 699,000 for 378 sqft (Jul 2026, AED 1,850 per sqft)
- AED 769,000 for 383 sqft (Aug 2026, AED 2,010 per sqft)
- AED 849,000 for 511 sqft (Aug 2026, AED 1,660 per sqft)
At AED 1,585 per sqft, this listing is 14.3% below the most comparable DLD transaction (AED 1,850 per sqft for the same 378 sqft size).
Cheaper Listings in the Same Building
Active studio listings in Samana Waves 1 (377 to 378 sqft):
- AED 550,000 at 377 sqft (AED 1,459 per sqft, Property Finder, listed as investor deal)
- AED 570,000 at 377 sqft (AED 1,512 per sqft, FAM Properties)
- AED 580,000 at 436 sqft (AED 1,330 per sqft, Property Finder)
- AED 620,000 at 378 sqft (AED 1,640 per sqft, Bayut)
- AED 632,000 at 377 sqft (AED 1,676 per sqft, Bayut, with private pool)
At AED 599,000 (AED 1,585 per sqft), this listing is NOT the cheapest option in the building. Two studios of the same size are listed at AED 550,000 and AED 570,000. The AED 599,000 asking may be justified if this unit has a confirmed pool view and high floor that the cheaper listings lack. Buyers should compare all available options.
Construction Delay Risk
DLD registry shows construction at 90% since July 2026, unchanged through October 2026. This 3-month stall at 90% is a concern. The original handover target was April 2026, already 6 months overdue. The final 10% of construction (MEP fit-out, snagging, authority inspections and completion certificate) can take an additional 3 to 6 months. Realistic handover: Q1 to Q2 2027. Buyers should not assume the agent's 2-month timeline.
About Samana Developers
Founded in Dubai with a focus on affordable furnished apartments. 2 to 4 confirmed project completions (Samana Greens and Samana Hills in Arjan, plus Golf Avenue and Santorini). Ranked 5th highest off-plan seller by volume in 2025. Over 20 launched projects but limited completed deliveries. Samana Waves 1 being stuck at 90% for months raises delivery timeline questions. The developer is not Tier 1 but has a growing portfolio.
About JVC
Jumeirah Village Circle is a master-planned community in Dubai with over 2,500 residential buildings. Known for affordable entry pricing. Connected by Al Khail Road and Hessa Street. Approximately 20 minutes to Dubai Marina, 25 minutes to Downtown Dubai. JVC studio market is competitive with high supply. Freehold ownership.
Verification Notes
The developer price (AED 780,000), selling price (AED 599,000), BUA (378 sqft), pool view, high floor, semi-furnished status and near-handover claim are from the agent brief. The 23.2% discount is verified. The 378 sqft is confirmed as the smallest studio layout. DLD data supports below-market pricing at AED 1,585 per sqft. However, active listings from AED 550,000 for the same size indicate the market has moved below the developer pricing level. Construction is at 90% and stalled. Handover in 2 months is optimistic.
