Drops · Realestate · Abu Dhabi · Yas IslandBack106263-HNKJBD-2
3-BED APARTMENT GARDENIA BAY
3BR + 3BA · 1,667 sqft · Gardenia Bay
★ Golden VisaVerified 127d ago
Now
AED 3.03M
AED 1,819
Price / sqft
1,667 sqft
Built-up area
3BR + 3BA
20716d
On market
vs 78d median
AED 15,628
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
34 comps · Daily
BENCHMARK
Yas Island, last 180d
REFRESH
Daily
IV · CASHFLOW
UAE CB GUIDELINES · YOUR ASSUMPTIONSMORTGAGE · RENT · BREAK-EVEN
YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders
MONTHLY · NOW
AED 16K
vs AED 16K at pre-drop price (AED 3.03M) · See cuts ↓
DOWN PAYMENT
AED 606K
20% of price
DLD FEE
AED 121K
4% of price
MORTGAGE REG
AED 6K
0.25% loan + 290
CASH TO CLOSE
AED 734K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.43M
25y · 6.00%
TOTAL INTEREST
AED 2.26M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 15K
/ mo · ~6% gross yield
BUY · NOW
AED 16K
+AED 468 / mo
Your monthly cost is already higher than the rent estimate — the buy vs rent break-even leans on price appreciation rather than monthly cash flow.
STRESS TEST
AT VARIOUS RATESIf rates climb to 8%, your payment grows by ~AED 3K/mo.
V · COMPARABLES
YAS ISLAND · 3BR · ACTIVEVALUE · 16 COMPS
VALUE HEADLINE
AED 1,819 /sqft-4%
vs area median AED 1,897 /sqft · 15 comps
RANK
7 / 16
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 15 LISTINGS
MORE EXPENSIVE /SQFT
9
60% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.03M1,6671,819———3BRAED 4.50M4,0101,122——-38%Yas Park GateAED 2.95M1,8191,622——-11%Ground Floor Unit · Community View · Vacant SoonAED 2.00M1,2281,625——-11%Next to Green Spine · North Area · Private GardenAED 4.50M2,5741,748——-4%Corner Unit · Partial Canal ViewAED 2.29M1,3011,760——-3%TAKEAWAYOf 15 comparables, 9 are more expensive per sqft. The 6 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export