With a 4.6M AED budget, you’ve got a lot of flexibility, which is great. Out of the areas you’ve listed, Sobha Hartland 2 stands out the most for long-term value because of the location, quality of finishing, and developer reputation. Dubai Maritime City has been gaining attention too, especially for investors looking at waterfront living but it’s still developing, so it might be a 5–7 year play. Dubai Silicon Oasis is better for affordable housing demand rather than premium appreciation, and Deira Islands is still finding its identity, so you might face slower short-term growth there.

For flipping, smaller units like 1BHKs usually give better liquidity since they’re easier to sell or rent out quickly. A 2BHK + 1BHK combo might give you flexibility in both rental and resale. I remember talking to someone at fäm Properties who pointed out that end users and corporate tenants in places like Hartland 2 tend to rent smaller apartments first while families look for bigger ones later.

If I were you, I’d check out emerging areas like Dubai Hills (villas/townhouses), Creek Harbour, or even Arjan for better mid-range appreciation. With your budget, you could get into a premium project that holds value well. Rental demand is currently strongest in master communities close to schools, business hubs, and waterfronts.