SAMANA "Skyros"

Samana Developers · Arjan · Dubai

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SKID Score6.5 / 10

SKID Score

6.5 / 10

Worth comparing

10-factor analysis

Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: supply.

Key Investment Insight

Asking price is 54.4% above nearby closed sales (+AED 815/sq.ft.)

Published price

From AED 999K

Payment plan

Down payment 20%.

Handover

Jun 2027

Available units

0–1 beds · Freehold

Gross yield

3.5%

Fair value

+54.4% above market (Premium)

Risk

Medium

At handover

70% at or after handover

What price should I offer?AvailabilityWhatsAppCompareWatch this propertyChatGPT

Evidence-Backed Property Intelligence

What SKID discovered

3 supported findings (max 3)

Official DLD & contract evidence · Last updated 2026-10-23

Data Audit Passed (Arjan, Dubai)

Claim Classification:Verified Facts (1)Calculated Estimates (1)Potential Risks (1)Insufficient Evidence (1)

Primary TakeawayVerified FactVerified DLD Sales

Asking price is 54.4% above nearby closed sales (+AED 815/sq.ft.)

The developer asks AED 2,315/sq.ft., whereas comparable homes in Arjan sold for a median of AED 1,500/sq.ft. (~AED 351,723 higher for the same area). (Verified Fact · Verified DLD Sales)

Ref: DLD Closed Sales Registry (n = 410) · ArjanLast updated: 2026-10-23

Primary Verified FindingPricing vs. Closed Sales

Verified FactVerified DLD Sales+54.4% (+AED 815/sq.ft.)

Asking price is 54.4% above nearby closed sales (+AED 815/sq.ft.)

The developer asks AED 2,315/sq.ft., whereas comparable homes in Arjan sold for a median of AED 1,500/sq.ft. (~AED 351,723 higher for the same area).

Why this matters: The asking rate is 54.4% (~AED 351,723 on a 431 sq.ft. unit) above recent nearby completed homes in Arjan. Because future property appreciation is never guaranteed, local secondary prices would need to rise by at least 54.4%—plus ~4%–6% in registration and resale costs—before handover just to match today's baseline.

Evidence: DLD Closed Sales Registry (n = 410) · ArjanUpdated: 2026-10-23

Show evidence, source & sample size

Finding #2Competing Supply (Potential Risk)

Potential RiskEstimate — Potential Supply Risk16 Launches

16 competing off-plan launches tracked in Arjan — potential handover competition

SKID tracks 16 competing off-plan launches in Arjan. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition for tenants and resale buyers.

Why this matters: Future supply impact is a potential risk rather than a certainty: if multiple towers deliver in the same window, landlords may face longer leasing times or more competitive rent and resale pricing.

Evidence: District Pipeline Tracker (n = 16) · Arjan, DubaiUpdated: 2026-10-23

Show evidence, source & sample size

Finding #3Rental Yield (Calculated Estimate)

Calculated EstimateCalculated Estimate · Ejari Leases~3.5% Est. Gross

Estimated gross rental yield of 3.5% (~2.2% estimated net)

Comparing current Ejari leases in Arjan (AED 82/sq.ft./yr) against the asking price implies a 3.5% gross yield—a calculated estimate based on today's rents, not a guaranteed future return.

Why this matters: After estimated service charges and maintenance (~1.2%–1.5%), an implied ~2.2% net yield leaves a narrow margin against financing costs, vacancy, or potential rent softening by handover.

Evidence: Ejari Community Lease Benchmark (n ≥ 8) · Arjan, DubaiUpdated: 2026-10-23

Show evidence, source & sample size

Insufficient Evidence — Unverified Factors (1 Excluded)

No unsupported assumptions substituted

• Entry Price vs. Closed SalesInsufficient Evidence

  Launch is +54.4% above median DLD sale price per sq ft (flagged: anomalous premium > 50%)

Understand the Price · Price & Value Explained Simply

Asking price is 54.4% higher than nearby completed homes (+AED 815/sq.ft.)

Verified Fact54.4% above comparable sales

The developer asks AED 998,823 (~AED 2,315/sq.ft. for a published 431 sq.ft. starting unit), while comparable residential homes in Arjan sold for a median of AED 1,500/sq.ft. (AED 647,100 for the same size).

1. Asking Price

AED 2,315 / sq.ft.

AED 998,823 starting price · 431 sq.ft.

Headline AED/sq.ft. (AED 2,315/sq.ft.) is calculated from the published starting Studio unit (AED 998,823 ÷ 431 sq.ft.). Because this project spans unit sizes from 431 to 870 sq.ft. and prices from AED 998,823 to AED 1,160,000 and 0BR–1BR layouts, larger units have different total prices and floor areas—select or enter your exact unit in the Offer Calculator to evaluate a larger layout.

2. Comparable Sales

AED 1,500 / sq.ft.

AED 647,100 for same size

Median price paid for completed residential homes nearby (DLD).

3. Price-per-Sq.Ft. Gap

+AED 815 / sq.ft. (+54.4% Premium)

+AED 351,723 on this unit

Positive (+) is a premium above benchmark median; negative (-) is a discount below benchmark median (not a guaranteed gain).

Developer Asking PriceAED 2,315 / sq.ft.

Nearby Completed Sales Median (DLD)AED 1,500 / sq.ft.

Why this difference matters: The asking rate is 54.4% (~AED 351,723 on a 431 sq.ft. unit) above recent nearby completed homes in Arjan. Because future property appreciation is never guaranteed, local secondary prices would need to rise by at least 54.4%—plus ~4%–6% in registration and resale costs—before handover just to match today's baseline.

Evidence Reference: DLD Closed Residential Sales · n = 410 · Arjan, DubaiLast Updated: 2026-10-23

What is price per sq.ft. (AED/sq.ft.)?Verify data source (DLD, n=410)

Valuation & Negotiation Guide

What price should I offer?

Separating developer asking price, official closed comparable sales, model fair value, and evidence-supported negotiating range.

Customize quote & offer calculator

Unit Tier:Studio · AED 999K1 BR

1. Asking Price (Studio)

AED 999K

AED 2,317 / sq.ft. · 431 sq.ft.

Calculated from the published starting Studio unit (AED 998,823 ÷ 431 sq ft = AED 2,317/sqft). Larger units in the project range up to 870 sq ft (up to AED 1,160,000) — enter your specific unit's brochure price and sq ft if evaluating a larger layout.

2. Closed Sale Evidence

AED 1,648 / sq.ft.

n=13 verified DLD sales

3. Model Fair Value

AED 679K

AED 1,575 / sq.ft. (high confidence)

4. Suggested Offer Range

AED 955K – AED 975K

Target: AED 975K (-0.9% vs ask)

Developer Launch Strategy: Developer off-plan inventory is sold from a primary rate card. Unlike secondary resales, developers rarely cut headline prices deeply on single units unless you pay cash upfront or buy near quarter-end; instead, negotiation leverage typically centres on 2%–4% DLD fee waivers, post-handover payment splits, and floor/view upgrades.

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Better Alternatives · SKID Investment Matcher

You might find a better deal.

Up to three evidence-backed alternatives from SKID's database matched to SAMANA "Skyros" by budget, asset class, location, and 6-dimension risk-return profile.

Price verified 2026-10-23

Adjust Matching Criteria (Without Leaving Page)

Property Type (Compatible Asset Classes Only)

ApartmentPenthouseDuplexTownhouseVilla

Max Budget (AED)

Lower (≤ AED 899K)Same (≤ AED 999K)Default (≤ AED 1.15M)Stretch (≤ AED 1.35M)

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Unit Bedrooms

1 BR2 BRMatch propertyStudio3+ BR

Investment Purpose

Balanced DealPrice vs DLDRental YieldPayment PlanLow Delivery RiskCapital Growth

Share with friends, family, or advisorsPublic report · No sign-up required

Launch entry sits +54.4% vs matched DLD ready closed sales in Arjan; registered rent contracts imply ~3.5% gross yield.

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Investment Outlook Watch

Follow SAMANA "Skyros" when its investment outlook changes

No account needed. Get notified only when verified evidence shows a meaningful shift in published pricing, DLD closed sales, handover dates, developer news, SKID scores, or investment risks.

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1. Published Price

AED 999K

Alerts on ≥3% shift

2. DLD Closed Comps

AED 1,500/sqft

Verified (n=410)

3. Handover Info

Jun 2027

Timeline & plan shifts

4. Developer News

Samana Developers

Milestones & escrow

5. SKID Score

6.5 / 10

Band & Ejari yield

6. Investment Risks

Warning active

Risk stance triggers

SKID intelligence

How does this project compare across all 10 factors?

Gross yield

3.5%

Fair value

+54.4% above market (Premium)

How SKID scores & compares projects

0.7 since last analysis

Last evaluated: 2026-10-23

01 · Ranked

◎Replay reveal

10 factors

0% total

Tap any slice or factor below to inspect how SKID weighs and verifies it.

Location20%6.5Entry price15%Developer15%7.0Supply / competition10%3.6Payment plan10%8.7Appreciation potential10%6.3Rental yield7.5%3.8Delivery risk5%8.9Service charges2.5%7.1Exit liquidity5%8.6

Why SKID gave it 6.5

Factor	Weight	Score
Location Amenities mention park	23.5%	6.5/ 10
Developer Active UAE developer with established multi-project delivery history	17.7%	7.0/ 10
Supply / competition Heavy competing supply: 16 other launches in Arjan	11.8%	3.6/ 10
Payment plan 70% of the price is due at or after handover, keeping strong buyer leverage until completion	11.8%	8.7/ 10
Appreciation potential Community closed-sale trend is +0.0% year on year	11.8%	6.3/ 10
Rental yield Implied gross yield is 3.5% against community rents	8.8%	3.8/ 10
Delivery risk Handover sits in a typical 1–3 year off-plan window	5.9%	8.9/ 10
Service charges Service charge published at 15	2.9%	7.1/ 10
Exit liquidity 907 closed sales in the last year in this community	5.9%	8.6/ 10

Strong

• • 70% of the price is due at or after handover, keeping strong buyer leverage until completion
• • Handover sits in a typical 1–3 year off-plan window
• • 907 closed sales in the last year in this community

Watch

• • Amenities mention park
• • Active UAE developer with established multi-project delivery history
• • Community closed-sale trend is +0.0% year on year
• • Service charge published at 15

Risk

• • Heavy competing supply: 16 other launches in Arjan
• • Implied gross yield is 3.5% against community rents

What the agents are saying & Did each agent do its job?Show audit detailsHide

Did each agent do its job?

News sentimentLeft out, and the reason is written

No current news specifically about this project, developer, or community, so news did not change the SKID score.

Developer evaluationIncluded, with evidence

Developer evaluation for Samana Developers: 7.0 / 10 from delivery history. Active UAE developer with established multi-project delivery history Delivery risk 8.9 / 10. Handover sits in a typical 1–3 year off-plan window.

CommunityIncluded, with evidence

Community read for Arjan: location 6.5 / 10, supply 3.6 / 10. Amenities mention park Heavy competing supply: 16 other launches in Arjan

PricingIncluded, with evidence

Pricing agent: No DLD price per sq ft comparison, so entry price did not change the score. Service charge published at 15 907 closed sales in the last year in this community

ROIIncluded, with evidence

ROI agent: Community closed-sale trend is +0.0% year on year Implied gross yield is 3.5% against community rents

Payment planIncluded, with evidence

Payment plan agent: 70% of the price is due at or after handover, keeping strong buyer leverage until completion. Score 8.7 / 10.

OrchestratorIncluded, with evidence

Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: supply.

What the agents are saying

• News sentiment

  No current news specifically about this project, developer, or community, so news did not change the SKID score.

• Developer evaluation

  Developer evaluation for Samana Developers: 7.0 / 10 from delivery history. Active UAE developer with established multi-project delivery history Delivery risk 8.9 / 10. Handover sits in a typical 1–3 year off-plan window.

• Community

  Community read for Arjan: location 6.5 / 10, supply 3.6 / 10. Amenities mention park Heavy competing supply: 16 other launches in Arjan

• Pricing

  Pricing agent: No DLD price per sq ft comparison, so entry price did not change the score. Service charge published at 15 907 closed sales in the last year in this community

• ROI

  ROI agent: Community closed-sale trend is +0.0% year on year Implied gross yield is 3.5% against community rents

• Payment plan

  Payment plan agent: 70% of the price is due at or after handover, keeping strong buyer leverage until completion. Score 8.7 / 10.

• Orchestrator

  Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: supply.

Payment plan

Payment Plan 70% is due at or after handover. Down payment 20%.

Location

Arjan · Dubai

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-07	Ready · Apartment	AED 640K	465	1,377
2026-07-07	Ready · Apartment	AED 2.1M	1,781	1,179
2026-07-07	Ready · Apartment	AED 550K	474	1,161
2026-07-07	Off-plan · Apartment	AED 663K	475	1,396
2026-07-07	Ready · Apartment	AED 630K	405	1,557
2026-07-07	Ready · Apartment	AED 950K	755	1,258
2026-07-07	Ready · Apartment	AED 1.87M	1,331	1,403
2026-07-07	Off-plan · Apartment	AED 800K	435	1,839
2026-07-07	Off-plan · Apartment	AED 1.18M	612	1,935
2026-07-06	Ready · Apartment	AED 273K	405	673
2026-07-06	Ready · Apartment	AED 1.02M	874	1,167
2026-07-06	Ready · Apartment	AED 801K	587	1,365
2026-07-06	Ready · Apartment	AED 1.06M	1,111	950
2026-07-06	Ready · Apartment	AED 660K	400	1,648
2026-07-06	Off-plan · Apartment	AED 1.49M	1,175	1,270
2026-07-06	Off-plan · Apartment	AED 1.41M	1,073	1,316
2026-07-06	Off-plan · Apartment	AED 1.17M	852	1,378
2026-07-06	Off-plan · Apartment	AED 788K	421	1,871
2026-07-06	Ready · Apartment	AED 1.1M	780	1,410
2026-07-06	Off-plan · Apartment	AED 600K	420	1,427
2026-07-06	Off-plan · Apartment	AED 595K	341	1,747
2026-07-06	Off-plan · Apartment	AED 650K	387	1,678
2026-07-06	Off-plan · Apartment	AED 740K	388	1,906
2026-07-06	Off-plan · Apartment	AED 730K	390	1,873

Closed sales in this community. These are not this tower's own contracts unless the record says so.

Available units

0–1 beds · Apartments

Studio

From AED 999K

431 sq.ft · AED 2,315 / sq.ft

What price should I offer?

1 BR

Price not published

What price should I offer?

From 431 sq ft / sq m as published

Headline AED/sq.ft. (AED 2,315/sq.ft.) is calculated from the published starting Studio unit (AED 998,823 ÷ 431 sq.ft.). Because this project spans unit sizes from 431 to 870 sq.ft. and prices from AED 998,823 to AED 1,160,000 and 0BR–1BR layouts, larger units have different total prices and floor areas—select or enter your exact unit in the Offer Calculator to evaluate a larger layout.

Service charge 15

Amenities

• Covered Parking
• Security & CCTV
• Concierge Service
• Children’s Pool
• Shared Pool
• Kids’ Play Area
• Central A/C
• Pets Allowed
• Cinema
• Shared Gym & Fitness Centre
• Dining outlets (coffee houses & restaurants)
• Retail Outlets
• Accessibility for people with disabilities
• BBQ
• Leisure Areas
• Shared Jacuzzi

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Pick one more

SAMANA "Skyros"

From AED 999K · 6.5 / 10

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Questions about this launch

Is SAMANA "Skyros" a good off-plan investment in Arjan?

SAMANA "Skyros" in Arjan (Dubai) scores 6.5/10 (compare) on the independent SKID 10-factor off-plan model across 85% evidenced factor weight. Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: supply. SKID Fair Value Gap: launch entry pricing sits +54.4% above matched land-registry transactions (Premium) in Arjan (advertised listings are excluded). SKID Rental Evidence: registered tenancy contracts imply ~3.53% gross yield before service charges and vacancy reserves. Reviewed by SKID Investment Research Engine (as of 2026-10-23).

Who is building SAMANA "Skyros"?

Samana Developers is the developer named on this launch.

When is handover for SAMANA "Skyros"?

The published handover is Jun 2027.

What is the starting price of SAMANA "Skyros"?

The published starting price is AED 999K.

What does the SKID screen mean for SAMANA "Skyros"?

The SKID screen for this launch in Arjan is 88 out of 100. It ranks the published payment plan, handover date, starting price, and whether a developer is named. It is not a buy signal. Run the simulation before you reserve.

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