Off-plan · Freehold
Waves
by Samana Developers · handover Q4 2026
Waves, in plain numbers.
Waves is an off-plan residential project by Samana Developers in Jumeirah Village Circle (Al Barsha South Fourth), Dubai. It is registered with the Dubai Land Department as project 2345, a g+3p+23 residential,the project designed to have a concrete structure and block with internal and external finishes. scheme, with works dated from July 2022 and 54.4% built at the last inspection. Handover is planned for Q4 2026. 197 units are registered, mostly Studio homes of about 409 sq ft and one-bedroom homes of about 840 sq ft. The register shows 223 sales since October 2025, 26 of them in the last twelve months, at a median of AED 1,321 per sq ft.
- Waves 2handover Q3 2027
- Entry price under AED 1.2M
- 1% below ready resales in Al Barsha South Fourth per sq ft
- 26 registered sales in 12 months
- Keys this year
Registered projects only. Every project we show is registered with the Dubai Land Department; payments go into a RERA-supervised escrow account in the developer's name.
What is in Waves.
Units by type from the Land Department's register, the prices they have sold at, and the developer’s price list on request.
| Type | Units in the project | Typical size | Registered sales, 2 years | Median price | AED / sq ft |
|---|---|---|---|---|---|
| Studio | 94 | 409 sq ft | 17 | AED 542,773 | 1,352 |
| 1 bedroom | 56 | 840 sq ft | 9 | AED 1,010,000 | 1,317 |
| 2 bedrooms | 42 | 1,324 sq ft | 11 | AED 1,418,762 | 1,274 |
| 3 bedrooms | 3 | 2,174 sq ft | — | — | — |
Matched to the Land Department project Samana Waves (project no. 2345).
How you pay.
Ask us and you receive the current plan, the price list and the floor plans on WhatsApp, usually the same day.
Send me the payment planWhat Waves actually sells for.
Registered sale prices, not the developer's list prices.
| Date | Bedrooms | Sq ft | Price | AED / sq ft | Stage |
|---|---|---|---|---|---|
| 17 Sept 2026 | 2 B/R | 1,913 | AED 2,265,750 | 1,185 | Off-plan |
| 7 Sept 2026 | 2 B/R | 1,083 | AED 1,649,000 | 1,522 | Off-plan |
| 27 Aug 2026 | Studio | 511 | AED 849,000 | 1,663 | Off-plan |
| 26 Aug 2026 | 1 B/R | 661 | AED 1,099,000 | 1,662 | Off-plan |
| 24 Aug 2026 | 2 B/R | 1,080 | AED 1,610,200 | 1,491 | Off-plan |
| 18 Aug 2026 | Studio | 383 | AED 769,000 | 2,006 | Off-plan |
| 27 Jul 2026 | Studio | 378 | AED 699,000 | 1,851 | Off-plan |
| 6 Jul 2026 | 1 B/R | 797 | AED 1,450,000 | 1,819 | Off-plan |
Source: Dubai Land Department open data, matched by the registered project name. Unit numbers are never shown.
Where it is.
Jumeirah Village Circle, Dubai.
What it costs beyond the price.
- Land Department registration (Oqood): 4% of the price, usually paid with the booking instalment, plus the developer's small registration fee.
- No agency fee to you when you buy from the developer: the developer pays our commission.
- Your payments go into the project's escrow account, released to the developer as construction is certified.
- At handover: service charges start, and a mortgage can finance the final payment if the plan allows it.
General guidance; we confirm every fee for this project in writing before you reserve.
Questions people ask.
When is Waves handed over?
The developer plans handover for Q4 2026; the Land Department recorded the project at 54.4% built. Launch dates can move, and we track the registered progress for you.
Who is the developer of Waves?
Samana Developers (registered as Samana Si Holding Limited Dubai Branch). The project is registered with the Dubai Land Department as number 2345.
What is the payment plan for Waves?
The developer shares the current plan with the price list; message us and we send both, usually the same day.
What is the price per square foot in Waves?
Registered sales over the last 12 months have a median of AED 1,321 per sq ft, against about AED 1,341 for ready homes in Al Barsha South Fourth.
Can foreigners buy in Waves?
Yes. Waves is freehold, so buyers of any nationality can own the property outright, registered in their own name with the Land Department.
Is buying off-plan safe?
Payments for a registered off-plan project go into a RERA-supervised escrow account, and your purchase is registered with the Land Department (Oqood). We check the developer's completed projects and the registered sales before we recommend a project.
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