Samana Greenfield sits in Warsan 4 — International City Phase 2 — one of the few remaining Dubai locations where a yield-led entry ticket still starts under AED 800,000 while benefiting from committed infrastructure spend.
We reviewed the project as a cash-flow allocation rather than a lifestyle purchase. Here is the underwriting.
Location: why Warsan 4 works on the numbers
Warsan 4 is positioned between Dubai Silicon Oasis and the Al Awir corridor, with direct access to Sheikh Mohammed Bin Zayed Road. Drive times: roughly 15 minutes to Dubai Silicon Oasis, 20 to Downtown, 25 to DXB.
The tenant thesis is straightforward. International City Phase 2 draws the same working-professional tenant base that keeps Phase 1 occupancy above 90%, but at newer stock quality — which is exactly where rent premiums appear on renewal.
The product: private pools as a rent lever
Samana's signature feature — a private pool on a large share of units — is not decorative in yield terms. In the short-let market it moves a unit into a higher nightly bracket, and in long-let it supports a 7%–12% rent premium against comparable non-pool stock in the same catchment.
Configurations run from studios through two-bedroom apartments, with resort-style amenity decks, a leisure pool, gym, outdoor cinema and kids' zones.
- Studios, 1BR and 2BR apartments; many with private pools
- Fully fitted kitchens and built-in wardrobes
- Amenity deck: leisure pool, gym, outdoor cinema, jogging track, kids' play
Pricing, payment plan and projected return
Entry pricing in this catchment sits in the AED 750,000–1.4M band depending on configuration and pool inclusion. Samana's standard structure is investor-friendly: a modest booking percentage, monthly instalments during construction, and a post-handover tail that lets rental income contribute to the remaining balance.
On our assumptions — a conservative long-let rent, service charges at AED 14–18 per sq ft and a 6% vacancy allowance — the asset underwrites to roughly 7%–8.5% gross and 5.8%–6.8% net, with the private-pool units at the top of that range.
- Indicative entry: from approximately AED 750,000
- Payment plan: low booking percentage, monthly instalments, post-handover tail
- Projected gross yield: 7%–8.5%
- Golden Visa: qualifies once AED 2M of total holdings is reached
Who it suits — and who it does not
It suits a yield-first investor building a multi-unit rental position, or a first-time Dubai buyer who wants a low cash outlay with monthly instalments rather than a large single payment.
It does not suit a buyer looking for prime capital appreciation or a lifestyle address — that mandate belongs in Palm Jumeirah, Downtown or a beachfront master community, at four to ten times the ticket.
Frequently asked questions
Where is Samana Greenfield located?
Samana Greenfield is in Warsan 4, also known as International City Phase 2, with direct access to Sheikh Mohammed Bin Zayed Road — approximately 20 minutes from Downtown Dubai and 25 minutes from Dubai International Airport.
What is the expected ROI at Samana Greenfield?
On conservative long-let assumptions the project underwrites to roughly 7%–8.5% gross and 5.8%–6.8% net, with private-pool units at the upper end of the range.
What is the payment plan?
Samana typically offers a low booking percentage followed by monthly instalments through construction and a post-handover tail, so rental income can contribute to the remaining balance.
Is Samana Greenfield Golden Visa eligible?
A single unit below AED 2M does not qualify on its own, but holdings can be combined. Once AED 2,000,000 of total property value is held, the investor qualifies for the 10-year Property Investor Golden Visa.
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