Samana Waves 2 Jumeirah Village Circle Dubai

Samana Waves 2 is a 27-storey residential building by Samana Developers in District 13 of Jumeirah Village Circle (JVC), beside the developer's first Waves building. It has about 170 homes: studios, one and two-bedrooms and duplexes, most of them with a private pool on the balcony. Samana launched it in March 2023 as an AED 200 million project, with Julfar Contracting as main contractor.

Studios are listed today from AED 552,636 (about Rs 1.42 crore) for about 437 to 482 sq ft. The launch plan was 15/60/1/24, with 24% after handover. The handover date on record was March 2026, and it has passed: one record showed the building about 25% complete in November 2025, and no revised date is published. That delay is the main fact any Samana Waves 2 Dubai buyer has to price in.

At a glance

Price and unit pricing

The catalogue row for this project carries no price, so we print the lowest current studio listing, AED 552,636, as the starting price. Listings for studios here run from that figure up to about AED 881,680, and the one recorded studio sale we found, AED 663,520 for 469 sq ft on 3 August 2026, sits in the lower part of that range. The listing sizes are not tied to each price, so the AED 1,180 per sq ft is an estimate on a mid-size studio.

The higher asks of AED 846,000 to 905K come from listings and a broker summary that do not show a recorded sale behind them. Samana's launch price was from AED 449,000, so a seller at AED 552,636 is asking about 23% more than they paid, on a building that is late. The DLD transaction list for the project on the Dubai REST app settles what units are really selling for.

Against JVC

JVC's median transacted rate in 2026 guides is about AED 1,347 per sq ft. The recorded August 2026 resale, about AED 1,415, is close to that, which is reasonable for a pool unit. Asks near AED 1,918 per sq ft are about 42% above the median and hard to justify for an overdue building.

Payment plan and total cost

Samana's plan at launch was 15% down, 60% during construction, 1% at handover and 24% after handover. The construction share is paid at about 1% a month, with 10% at the sixth instalment and 5% at month 12. One broker prints a variant of 15/54/1/30 with 30 months after handover. If you buy a resale, the plan you inherit is whatever is left on the seller's statement of account.

Worked example: a AED 552,636 studio on the launch plan

How a resale changes it. A 2023 buyer has paid the 15% plus monthly instalments. You repay their paid amount plus the premium and take over the rest. Ask Samana for the statement of account and its transfer (NOC) fee in writing before you pay the seller.

The delay and your money. Samana Waves 2's completion date on record was 1 March 2026, and it has passed. Your payments go into the project's escrow account and are released to Samana against certified progress, so a slow build should mean slow releases. Read the SPA's delay clause before you buy, and check whether the construction instalments you would inherit are linked to dates or to progress.

Service charge. Not published. JVC commonly runs AED 10 to 18 per sq ft a year, about AED 4,370 to 7,870 on a 437 sq ft studio. Private pools cost money to run, so expect the upper half.

Location and connectivity

The Samana Waves 2 location is JVC District 13, in Jumeirah Village Circle, next to Samana Waves 1. JVC lies between Al Khail Road and Sheikh Mohammed bin Zayed Road. Dubai Marina and JLT are about 15 minutes by road, Mall of the Emirates 10 to 15 minutes, Downtown about 20 minutes, and Samana's launch release puts Al Maktoum International Airport (DWC) about 26 minutes away. Circle Mall is JVC's own mall.

There is no Dubai Metro station inside JVC; the nearest stations are on Sheikh Zayed Road, a 10 to 15 minute drive. District 13 is one of JVC's busier, more built-up districts, with Danube's Elitz towers and Binghatti's buildings close by, so supply of studios nearby is heavy.

For comparison, Samana's other JVC page on this site is Samana Manhattan 2 in District 12. It differs on most counts: 20 floors rather than 27, studios of about 401 sq ft listed from AED 689,000, a 20% down payment with the balance over eight years, and a handover on record of October 2026. Waves 2 has the larger studios and the lower entry price, but its date has already passed. See also all Dubai projects we track and the full projects list.

Amenities and specifications

The private pool is what Samana sells. Studios come with one bathroom, an open kitchen, a living area, a laundry station, a balcony and a pool; one-bedrooms have two bathrooms and the same pool and balcony; duplex one and two-bedrooms are also in the mix. Studios run about 437 to 482 sq ft and one-bedrooms about 774 to 967 sq ft.

Shared amenities on Samana's material and the launch reports: a leisure pool deck, water cascades, a rooftop jogging track, a kids' area, an outdoor cinema, a health club with sauna and steam room, an outdoor gym, valet parking and ground-floor retail. The building is G+3P+23, so three podium parking levels sit under 23 residential floors, about 263,636 sq ft in all.

No source publishes the finish schedule, appliance brands, parking per unit or the cooling arrangement. Ask for them with the floor plan. Final specification as per the SPA.

About the developer

Samana Developers has grown into one of Dubai's biggest off-plan sellers, fifth by volume in the first quarter of 2026. It has handed over more than 1,300 homes, completed Samana Santorini in Dubai Studio City in April 2026 and handed over Samana Miami in JVC in July 2026. It has stated six handovers for 2026 and eleven for 2027.

The first Samana Waves building in Dubai, next door to this one, sold out in about two weeks in March 2022 as an AED 165 million project and won a project-of-the-year award, which is why Samana repeated the pool formula in Waves 2. The caution is delivery. Waves 2 passed its March 2026 date at about a quarter built on the last figure we found, and the first Samana Manhattan tower carried an October 2026 date at 14% progress. Samana sells faster than it builds, so judge each project by its own DLD progress figure, not the brochure.

For Indian buyers

Ownership. JVC is freehold and open to every nationality. During construction your purchase is an Oqood record at the DLD; after handover the DLD issues the title deed in your name. The UAE has no annual property tax and no VAT on a residential sale; the government cost is the 4% DLD transfer fee, AED 22,105 on the entry studio.

Remittance. Under the Liberalised Remittance Scheme each person can send USD 250,000 per financial year. The studio with fees is about AED 579,000, roughly USD 158,000, so one person's allowance covers it. TCS above Rs 10 lakh a year is adjusted against your income tax.

Golden Visa. The property route needs AED 2 million. Nothing in Waves 2 is priced near that, so this is not a visa purchase.

Rent and tax. JVC returned about 6.6% gross in 2026 guides, studios 7% to 8.5%. On AED 552,636 a 7% return needs about AED 38,700 a year, but nothing is earned until handover, and that date is open. The UAE does not tax the rent; an Indian tax resident declares it in India with the 30% standard deduction and reports the flat as a foreign asset. Until handover your money sits in an asset with no income, which matters more here than on a building that is on time.

Pros

• A private pool on most units, which few JVC buildings offer at this price
• Studios of about 437 - 482 sq ft are larger than many JVC studios near 330 - 400 sq ft
• 24% due after handover, so rent can help carry part of the price
• A small building of about 170 homes, so less competition for tenants inside it
• Live resales give a market check: a 469 sq ft studio recorded at AED 663,520 in August 2026

Cons

• The March 2026 handover date has passed and no revised date is published
• About 25% progress in November 2025 points to keys no earlier than 2027
• Listed studios run from about AED 1,180 to 1,920 per sq ft, a wide spread for one building
• Private pools raise the service charge, and no budget is published
• Project number and escrow bank not printed by any source checked

Who this is for

• Investors who want a pool studio in JVC and can wait until 2027 or later
• Resale buyers who can negotiate a discount for the delay
• Buyers who will check Samana's escrow statement and the DLD progress before paying
• Indian buyers who want an entry unit well inside one person's LRS allowance

Who should look elsewhere

• Anyone who needs keys or rent in the next twelve months
• Golden Visa buyers - no unit type here is priced near AED 2 M
• Buyers who dislike open-ended delays on an off-plan contract
• Anyone paying the top asks of AED 846,000 to 905K without comparing recorded sales

Our verdict

Samana Waves 2 has a product that sells: a small building of about 170 homes where most units have their own pool, and studios a good 100 sq ft larger than the JVC norm. The problem is time. The March 2026 handover date has passed with the building about a quarter complete in late 2025, so realistic keys are 2027 at the earliest and no one has published the new date. The listed resale studios run from AED 552,636 to about AED 881,680, a spread that tells you sellers are pricing on hope rather than on the DLD record. A buyer here should be paid for the wait, through a resale price close to what the seller has actually paid Samana.

Buy only as a patient resale investor, at or below the recorded August 2026 level of about AED 1,415 per sq ft, after checking the completion percentage on the Dubai REST app and Samana's statement of account. Do not pay launch-style premiums for a building that is overdue. If you need keys or rent soon, look at a finished JVC building instead.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Samana Waves 2?

Studios are currently listed from AED 552,636 (about Rs 1.42 crore) up to about AED 881,680. Samana's 2023 launch price started at AED 449,000, and a 469 sq ft studio was recorded at AED 663,520 on 3 August 2026. One-bedroom and two-bedroom prices are not published consistently; ask for the unit's resale price and the amount already paid.

What is the Samana Waves 2 payment plan?

15% down payment, 60% during construction at about 1% a month, 1% at handover and 24% after handover. A variant of 15/54/1/30 with 30 months after handover is also printed. Add the 4% DLD transfer fee, AED 22,105 on a AED 552,636 studio.

What is the Samana Waves 2 handover date?

The handover date on record was Q1 2026, with a completion date of 1 March 2026. That date has passed and the building is not finished. No source publishes a revised handover; ask Samana for the new date in writing and read the delay clause in your SPA.

What is the latest Samana Waves 2 construction update?

The most recent figure we found is about 25.18% progress on 27 November 2025, with works recorded from 29 April 2024. An older figure of 5% is still shown on some pages. Julfar Contracting is the main contractor. The Dubai REST app shows the current completion percentage, and that is the figure to trust.

What is the Samana Waves 2 location?

It is in JVC District 13, Jumeirah Village Circle, next to Samana's first Waves building. JVC sits between Al Khail Road and Sheikh Mohammed bin Zayed Road, about 15 minutes from Dubai Marina and 20 minutes from Downtown.

Where can I get the Samana Waves 2 brochure?

Samana and its agents send the brochure, floor plans and payment plan on request. For a resale, ask the seller for the SPA, the Oqood certificate and Samana's statement of account as well; the brochure was printed for the 2023 launch and does not show the delay.

What service charge should I expect?

No source publishes this building's rate. JVC commonly runs AED 10 to 18 per sq ft a year, about AED 4,370 to 7,870 on a 437 sq ft studio. Private pools add filtration and maintenance, so expect the upper half.

What rental yield can I expect?

JVC returned about 6.6% gross in 2026 guides, with studios at 7% to 8.5%. On AED 552,636 a 7% gross return needs about AED 38,700 a year. No rent is earned until handover, and that date is open.

Compare with other Dubai projects

Also in Jumeirah Village Circle: The Fifth Tower (from AED 554,000, handover 2026), Five Jumeirah Village (from AED 549,999, ready), Pearl House 2 By Imtiaz (from AED 556,500, ready) and The Residence by Prestige One (from AED 562,000, ready). See every Jumeirah Village Circle project with prices and handover dates.

More by Samana Developers: Samana Hills South 2 (from AED 599,000, handover 2028), Samana South Haven (from AED 599,000, handover 2029) and Samana Resorts (from AED 669,000, handover 2028).

A similar budget elsewhere in Dubai: Azizi Berton (from AED 550,000, ready), Azizi Pearl (from AED 550,000, ready) and Eleve by Deyaar (from AED 555,458, handover 2027).

Read next: Apartments for Sale in JVC, Dubai: Prices and Yields · Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Property in Dubai Under AED 1 Million: What It Buys. Every Dubai project we track is listed on the Dubai section.