Waves (Jumeirah Village Circle) — SKID Score 6.4/10

Key information

Delivery date: Nov 2026
Location: Dubai, Jumeirah Village Circle, Waves
Payment plan: 25/25/0/50 (post-handover)
Property types: Apartment
Government fee: 4% + AED 4,200 admin
Ownership type: Freehold
Starting price / sq.ft: AED 1,911 / sq.ft
Unit sizes: From 831 sq.ft
SKID score: 6.4 / 10 (Proceed with caution)

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Payment plan

25%

Down payment

AED 397K

At sales launch

25%

During construction

AED 397K

Construction milestones

0%

On handover

AED 0

Nov 2026

50%

Post-handover

AED 794K

Over 25 months

Published milestone schedule · Payment Plan (post handover 25 months)

25% + 4% DLD + 4200 AED Admin Fee25% · AED 397K

25%25% · AED 397K

50% (2% per month)50% · AED 794K

Project timeline

Project announcement
Samana Developers official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Nov 2026

About the project

Proceed with caution.

Several evidenced factors are weak.

Waves is a contemporary residential development by Samana Developers located on Jumeirah Village Circle (JVC), Dubai. This prestigious 26-storey project features studios and 1 - 2 bedroom apartments, each complete with a swimming pool and premium amenities. Designed with an emphasis on overall comfort and convenience, the project is equipped with the latest amenities and smart technology to ensure you have a comfortable lifestyle. Built with large floor-to-ceiling windows and high-end architecture, the complex is precisely envisioned to suit the preferences of the residents and their lifestyle. Waves also boasts of resident amenities such as: a community pool, playground, BBQ area, recreational areas, spa and much more. For the comfort of residents there is a covered parking lot, retail outlets and catering areas. The complex is surrounded by lush green spaces with the right balance of design and eco-friendliness to offer residents a calm and serene environment. The strategic location of the complex provides it with excellent transportation links. Residents living in this complex will have easy access to key business districts, shopping districts and entertainment centers of the city.

Asking price is 34.4% above nearby closed sales (+AED 489/sq.ft.)

Published starting price per sq ft is notably above historical closed transactions in this district.

Amenities

BBQ
Covered Parking
Dining outlets (coffee houses & restaurants)
Kids’ Play Area
Leisure Areas
Retail Outlets
SPA
Shared Gym & Fitness Centre
Shared Pool

Units

from developer

1 BR

Floor plan not published by source

831 sq.ft · AED 1,911 / sq.ft

From AED 1.59M

2 BR

Floor plan not published by source

Size on request

Price on request

3 BR

Floor plan not published by source

Size on request

Price on request

Floor plans & layouts

Floor plans not yet published by developer

Request the latest developer brochure and unit floor plan sheets on WhatsApp.

Request floor plans

Price comparison & DLD history

8-Factor Evidence Breakdown

8/8 factors backed by verified evidence (100% weight coverage) · skid-geo-v3.0-8factor

6.4/ 10

Historical DLD Transaction Context

Asking price is 34.4% higher than nearby completed homes (+AED 489/sq.ft.)

34.4% above comparable sales

The developer asks AED 1,587,058 (~AED 1,911/sq.ft. for a published 831 sq.ft. starting unit), while comparable residential homes in Jumeirah Village Circle sold for a median of AED 1,422/sq.ft. (AED 1,181,113 for the same size).

1. Published Asking Price

AED 1,911 / sq.ft.

AED 1,587,058 starting price · 831 sq.ft.

2. Historical Nearby Closed Sales

AED 1,422 / sq.ft.

~AED 1,181,113 for the same size

3. Spread vs Historical Median

+AED 489 / sq.ft. (+34.4%)

+AED 405,945 vs historical median

Show bar comparison & transaction context

Published Launch AskAED 1,911 / sq.ft.

Historical Nearby Closed Sales MedianAED 1,422 / sq.ft.

Historical transaction context: The asking rate is 34.4% (~AED 405,945 on a 831 sq.ft. unit) above recent nearby completed homes in Jumeirah Village Circle. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 34.4% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Get an available quotation

Select a verified unit bucket to inspect published pricing and payment milestones.

Down payment25%

AED 397K

At booking

During construction25%

AED 397K

Construction milestones

On handover0%

AED 0

Handover Nov 2026

Post-handover50%

AED 794K

Over 25 months

View full 8-factor score breakdown & recent DLD sales

Key takeaways before you buy

Plain-language summary of pricing, payment terms, and delivery outlook

Bottom Line

Asking price is 34.4% above nearby closed sales (+AED 489/sq.ft.)

The developer asks AED 1,911/sq.ft., whereas comparable homes in Jumeirah Village Circle sold for a median of AED 1,422/sq.ft. (~AED 405,945 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+34.4% (+AED 489/sq.ft.)

Asking price is 34.4% above nearby closed sales (+AED 489/sq.ft.)

The developer asks AED 1,911/sq.ft., whereas comparable homes in Jumeirah Village Circle sold for a median of AED 1,422/sq.ft. (~AED 405,945 higher for the same area).

Why this matters: The asking rate is 34.4% (~AED 405,945 on a 831 sq.ft. unit) above recent nearby completed homes in Jumeirah Village Circle. Paying above recent nearby transactions increases your upfront entry basis—local secondary prices would need to sit at least 34.4% higher—plus ~4%–6% in registration and resale costs—at handover just to match today's baseline.

Competing Supply (Potential Risk)

78 Launches

78 competing off-plan launches tracked in Jumeirah Village Circle — potential handover competition

SKID tracks 78 competing off-plan launches in Jumeirah Village Circle. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition among resale buyers at handover.

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

Payment-Plan Exposure

50/50 Split

Balanced milestone schedule: 50% payable at or after handover

The published payment schedule requires 50% of the contract price (~AED 793,529) during construction, with 50% due at or after handover.

Why this matters: Deferring at least 40%–50% of the purchase price until completion reduces pre-handover cash lock-in, though buyers must still plan liquidity or financing for the final installment.

SKID intelligence

How does this project compare across all 8 factors?

Evidence Coverage: 8/8 factors (100%)
Methodology: skid-geo-v3.0-8factor

How SKID scores & compares projects

0.3 since last analysis

Last evaluated: 2026-11-03

Strong

• 2905 closed sales in the last year in this community

Watch

• Waterfront or beach positioning
• Active UAE developer with established multi-project delivery history
• 50% of the price is due at or after handover, keeping strong buyer leverage until completion
• Near-completion handover inside six months
• Service charge published at 15

Risk

• Published starting price vs historical DLD closed sales median: +34.4% above historical DLD closed sales median per sq ft in this community
• Heavy competing supply: 78 other launches in Jumeirah Village Circle

See all 8 scoring factorsWhy SKID gave it 6.4

Why SKID gave it 6.4

Location

Weight: 24.2%

7.9/ 10

Waterfront or beach positioning

Entry price

Weight: 18.2%

3.2/ 10

Published starting price vs historical DLD closed sales median: +34.4% above historical DLD closed sales median per sq ft in this community

Developer

Weight: 18.2%

7.0/ 10

Active UAE developer with established multi-project delivery history

Supply / competition

Weight: 12.1%

3.6/ 10

Heavy competing supply: 78 other launches in Jumeirah Village Circle

Payment plan

Weight: 12.1%

7.8/ 10

50% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 6.1%

7.7/ 10

Near-completion handover inside six months

Exit liquidity

Weight: 6.1%

8.6/ 10

2905 closed sales in the last year in this community

Service charges

Weight: 3%

7.1/ 10

Service charge published at 15

Factor	Weight	Score
Location Waterfront or beach positioning	24.2%	7.9/ 10
Entry price Published starting price vs historical DLD closed sales median: +34.4% above historical DLD closed sales median per sq ft in this community	18.2%	3.2/ 10
Developer Active UAE developer with established multi-project delivery history	18.2%	7.0/ 10
Supply / competition Heavy competing supply: 78 other launches in Jumeirah Village Circle	12.1%	3.6/ 10
Payment plan 50% of the price is due at or after handover, keeping strong buyer leverage until completion	12.1%	7.8/ 10
Delivery risk Near-completion handover inside six months	6.1%	7.7/ 10
Exit liquidity 2905 closed sales in the last year in this community	6.1%	8.6/ 10
Service charges Service charge published at 15	3%	7.1/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-18	Ready · Apartment	AED 2.92M	1,748	1,667
2026-07-18	Off-plan · Apartment	AED 771K	424	1,819
2026-07-18	Off-plan · Apartment	AED 912K	431	2,116
2026-07-18	Off-plan · Apartment	AED 530K	404	1,310
2026-07-18	Ready · Apartment	AED 800K	690	1,160
2026-07-18	Ready · Apartment	AED 700K	502	1,396
2026-07-18	Off-plan · Apartment	AED 856K	381	2,248
2026-07-18	Off-plan · Apartment	AED 2.23M	1,306	1,707
2026-07-18	Off-plan · Apartment	AED 810K	647	1,251
2026-07-18	Off-plan · Apartment	AED 667K	442	1,509
2026-07-18	Off-plan · Apartment	AED 1.02M	736	1,385
2026-07-18	Off-plan · Apartment	AED 891K	713	1,250
2026-07-17	Off-plan · Apartment	AED 650K	440	1,477
2026-07-17	Ready · Apartment	AED 1.03M	655	1,565
2026-07-17	Off-plan · Apartment	AED 1.16M	915	1,269
2026-07-17	Ready · Apartment	AED 1.27M	1,330	955
2026-07-17	Ready · Apartment	AED 562K	408	1,378
2026-07-17	Off-plan · Apartment	AED 2.62M	2,780	942
2026-07-17	Off-plan · Apartment	AED 750K	403	1,859
2026-07-17	Off-plan · Apartment	AED 1.68M	1,095	1,531
2026-07-17	Off-plan · Apartment	AED 1M	830	1,206
2026-07-17	Ready · Apartment	AED 1.2M	1,148	1,046
2026-07-17	Ready · Apartment	AED 585K	398	1,469
2026-07-17	Ready · Apartment	AED 730K	718	1,017

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

Location

Dubai, Jumeirah Village Circle, Waves

Interactive map ready (1 verified location)

· Jumeirah Village Circle, Dubai

View project

Living in Jumeirah Village Circle

Historical DLD Median

AED 1,422 / sq.ft

Historical DLD Sample

2885 closed sales

Ownership

Freehold

Frequently asked questions

Is Waves a good off-plan investment in Jumeirah Village Circle?

Waves in Jumeirah Village Circle (Dubai) scores 6.4/10 (caution) on the independent SKID 8-factor off-plan model across 100% evidenced factor weight. Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: exit liquidity. Weakest: entry price. Historical DLD Closed Transactions: matched closed sales in Jumeirah Village Circle record a median of AED 1,422/sqft across 2885 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-11-03).

Who is building Waves?

Samana Developers is the developer named on this launch.

When is handover for Waves?

The published handover is Nov 2026.

What is the starting price of Waves?

The published starting price is AED 1.59M.

What does the SKID screen mean for Waves?

The SKID screen for this launch in Jumeirah Village Circle is 71 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.