Nakheel vs Samana

Samana is the cheaper book per sqft, at AED 1,953 against AED 2,138 for Nakheel, so Nakheel is 9% dearer per sqft. On the typical unit that reads as AED 1.67M for a median 1,180 sqft home from Samana, against AED 5.60M for a median 2,921 sqft home from Nakheel. Part of that gap is product, not premium: the two are not selling the same mix of unit.

Nakheel sells mostly 2 BR units, 109 priced records at a median AED 2,020 per sqft and AED 2.80M a unit. Samana leans to 2 BR units, 80 records at AED 1,692 per sqft and AED 2.26M a unit.

Entry pricing: the lowest published starting price is AED 600K from Nakheel and AED 450K from Samana.

Across 81 published plans from Nakheel, the median asks 80% before handover, with 0% carrying instalments that run past the keys. Samana publishes 73 plans, a median of 76% before handover and 25% with a post-handover tail.

The heavy end matters more than the median when the plan is the reason to buy. 91% of Nakheel plans want 60% or more before keys, against 71% of Samana plans. At the light end, 9% of Nakheel plans and 26% of Samana plans ask 50% or less.

Nakheel builds in Dubai, across 13 communities, most of it in Palm Jebel Ali, Dubai Islands, Al Furjan. Samana builds in Dubai, across 15 communities, concentrated in Majan, Dubai Industrial City, Dubai Land Residence Complex.

Nakheel peaks in 2028, when 30 of its 82 tracked projects are scheduled to hand over. Samana peaks in 2028 with 19 of 56. Published handover dates move, so read them as developer intent rather than a delivered date.

46% of the Nakheel projects tracked are listed as sold out or out of stock, against 43% for Samana. That is the share of each book no longer taking new bookings at listed prices, which reads as demand on the way in and as scarcity on the way out.