Twelve per cent apart per square foot in the same district, with the cheaper building asking a higher ticket price. Neither shows an open escrow account for 2026, which is the first thing to resolve.
Cybele is 11% cheaper per square foot and carries a filed December 2027 handover, which Samana does not. Samana has roughly twice the recorded sales, so its price is better established and its resale market likely deeper. Neither appears in the register data we hold, so for either purchase the decisive step is confirming the escrow account with the Land Department before transferring money — that matters more than the 11% between them.
| Field | Samana Boulevard Heights Samana Developers | Cybele by Wadan WADAN Developments |
|---|---|---|
| What buyers actually paid Recorded Dubai Land Department sales, register read 2026-09-22. | ||
| Median price paid The middle price of every recorded sale this year. | AED 801,000 | AED 861,383 |
| Price per sqft The only figure that compares fairly across different unit sizes. | AED 1,605 | AED 1,432 |
| Recorded sales How many purchases the register holds. | 439 | 223 |
| Most sold unit What the per-foot rate above is actually pricing. | Studio | Studio |
| Asking price and payment | ||
| Starting price Advertised entry price, not a recorded sale. | AED 799,000 | AED 640,000 |
| Payment plan | ||
| Delivery | ||
| Handover | Confirm contractually — not in the DLD 2026 registration year | December 2027 |
| Escrow account The legal gate before units may lawfully be sold. Checked across every registration year from 2013. | Not found in the register we hold | Not found in the register we hold |
| Units in scheme From the project register. More units means more competition at handover. | Not published | Not published |
| Location | ||
| Area | Dubai Land Residence Complex (DLRC), Dubai | Dubai Land Residence Complex, Dubai |
| View Samana Boulevard Heights | View Cybele by Wadan | |
Samana Boulevard Heights transacts at a median AED 1,608 per square foot across 423 recorded purchases. Cybele by Wadan transacts at AED 1,433 across 218. So Cybele is about 11% cheaper for the same space.
The headline medians invert that: AED 799,000 at Samana against AED 852,254 at Cybele. A buyer comparing tickets would conclude Samana is the cheaper building. A buyer comparing rates would conclude the opposite. The rate is correct, and the difference is that Cybele's recorded sales include a wider spread of larger units — 29 two-bedroom and 12 three-bedroom purchases against Samana's 27 and none.
Both are nonetheless studio-led: 229 of Samana's sales and 113 of Cybele's. If you are buying a studio specifically, the per-foot comparison is the one that applies to you.
Cybele is 11% cheaper per square foot and AED 53,000 more expensive per typical purchase.
Neither project shows an open escrow account in the Land Department's 2026 registration file. That does not mean either lacks one — projects registered in earlier years will not appear in the 2026 data — but it does mean this page cannot confirm it for you.
For a purchase in Dubai Land Residence Complex this is worth more attention than usual. The district carries a high concentration of smaller developers and first-time buyers chasing low entry prices, and it is exactly the combination where the escrow mechanism is doing the most work.
The step is concrete and takes one call: ask the Land Department to confirm the escrow account number for your specific project and tower on the day you transfer, and pay into that account and no other. If a developer resists giving you the number, that is your answer.
Neither is in the register data we hold. Confirm the account with the Land Department before paying.
Cybele by Wadan carries a December 2027 handover. Samana Boulevard Heights has no filed date in the 2026 registration year, so its entry reads 'confirm contractually'.
That is a meaningful asymmetry. A published completion date is not a guarantee, but it is a commitment on record, and it gives you something to hold the developer to. An unspecified date means the contract is doing all of the work, which makes the wording of the completion clause and its penalties the most important thing you negotiate.
Against that, Samana's 423 recorded sales — nearly double Cybele's 218 — mean a more established price and a deeper pool of comparable units when you come to resell. Those are genuinely competing advantages, and which matters more depends on whether you intend to hold the unit or trade it.
Cybele, by about 11% per square foot — AED 1,433 against AED 1,608. Confusingly, Cybele's headline median is higher (AED 852,254 against AED 799,000) because its recorded sales include more large units. If you are buying a studio, the per-foot figure is the one that applies. Data read 24 August 2026.
Neither appears in the register data we hold, which now covers registrations from 2013 onward. That is not proof that either lacks an account; projects are commonly missing because the register records them under a different name. It does mean it cannot be confirmed from published data. Verify the account number directly with the Land Department before transferring any money.
Cybele by Wadan is quoted for December 2027. Samana Boulevard Heights has no filed date in the 2026 registration year, so its handover must be pinned down contractually. That asymmetry makes the completion clause and its penalties the most important thing to negotiate at Samana.
Samana Boulevard Heights, with 423 against Cybele's 218 — nearly double. That means a better-established price and a deeper pool of comparable units at resale, which is a genuine advantage if you intend to trade rather than hold.
It is one of Dubai's cheapest entry points, which is precisely why it attracts a high concentration of first-time buyers and smaller developers. That combination makes the escrow mechanism more important here than in most districts. Buy on the strength of the contract and the confirmed escrow account rather than the price alone.
Transaction figures come from the Dubai Land Department’s open register for 2026, read 2026-09-22, recomputed rather than taken from marketing material. Prices are those paid, not asked. Figures quoted in the written sections are fixed at the date of writing. How we read the register.
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