2-BED APARTMENT GARDENIA BAY
2BR + 3BA · 1,301 sqft · Gardenia Bay
★ Golden VisaVerified 127d ago
Now
AED 2.29M
AED 1,760
Price / sqft
1,301 sqft
Built-up area
2BR + 3BA
20716d
On market
vs 82d median
AED 11,804
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 12K
vs AED 12K at pre-drop price (AED 2.29M) · See cuts ↓
DOWN PAYMENT
AED 458K
20% of price
DLD FEE
AED 92K
4% of price
MORTGAGE REG
AED 5K
0.25% loan + 290
CASH TO CLOSE
AED 554K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.83M
25y · 6.00%
TOTAL INTEREST
AED 1.71M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 11K
/ mo · ~6% gross yield
BUY · NOW
AED 12K
+AED 354 / 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 2K/mo.
V · COMPARABLES
YAS ISLAND · 2BR · ACTIVEVALUE · 26 COMPS
VALUE HEADLINE
AED 1,760 /sqft-11%
vs area median AED 1,970 /sqft · 25 comps
RANK
5 / 26
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 25 LISTINGS
MORE EXPENSIVE /SQFT
21
84% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 2.29M1,3011,760———3BRAED 4.50M4,0101,122——-36%Yas Park GateAED 2.95M1,8191,622——-8%Ground Floor Unit · Community View · Vacant SoonAED 2.00M1,2281,625——-8%Next to Green Spine · North Area · Private GardenAED 4.50M2,5741,748——-1%3+MaidAED 2.70M1,5101,788——+2%TAKEAWAYOf 25 comparables, 21 are more expensive per sqft. The 4 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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