Drops · Realestate · Dubai · Dubai IslandsBackDPB-S-5054

2BR APARTMENT BAY GROVE RESIDENCES D BUILDING 12

2BR + 3BA · 1,599 sqft · Bay Grove Residences D Building 12

★ Golden VisaVerified 2h ago

Now

AED 3.95M

Open on Bayut

AED 2,470

Price / sqft

−30% vs area median

1,599 sqft

Built-up area

2BR + 3BA

On market

vs 22d median

AED 20,360

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 0 days ago and priced 30% below comparable Dubai Islands listings.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN

Awaiting first price event to compute score.

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

BELOW MEDIAN · −30%

−30%

AED 2,470/sqft vs area median 2,727/sqft. See 9 comps ↓

9 ACTIVE COMPS IN DUBAI ISLANDS

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

9 comps · Daily

BENCHMARK

Dubai Islands, last 180d

REFRESH

Daily

IV · CASHFLOW

UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · RENT · BREAK-EVEN

YOUR ASSUMPTIONS

Down payment20%

15%40%

Interest rate6.00%

3.50%8.00%

Term25 yr

15 yr30 yr

UAE Central Bank caps residential mortgages at 25 years tenor and 80% LTV for residents on a first home (≤AED 5M). Drag the sliders to model your own assumptions — actual rates vary by bank and profile.

MONTHLY · NOW

AED 20K

vs AED 20K at pre-drop price (AED 3.95M) · See cuts ↓

DOWN PAYMENT

AED 790K

20% of price

DLD FEE

AED 158K

4% of price

MORTGAGE REG

AED 8K

0.25% loan + 290

CASH TO CLOSE

AED 956K

Day-one out-of-pocket

LOAN AMOUNT

AED 3.16M

25y · 6.00%

TOTAL INTEREST

AED 2.95M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 20K

/ mo · ~6% gross yield

BUY · NOW

AED 20K

+AED 610 / 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 RATES

If rates climb to 8%, your payment grows by ~AED 4K/mo.

V · COMPARABLES

DUBAI ISLANDS · 2BR · ACTIVE

VALUE · 4 COMPS

VALUE HEADLINE

AED 2,470 /sqft-9%

vs area median AED 2,727 /sqft · 3 comps

RANK

2 / 4

MID/HIGH RANGE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 3 LISTINGS

MORE EXPENSIVE /SQFT

67% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 3 comparables, 2 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

DUBAI ISLANDS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D

BUYER'S MARKET

↑ 2↑2 vs prior 30d

PRICE CUTS · DUBAI ISLANDS · PROPERTY · 0 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 5.63MThis: AED 3.95M · -30%

AVG DOM

22d

THIS: 0D · −22D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Dubai Islands

Browse

VII · TRUST & ACTION

DATA ATTESTED · 29 AUG, 07:16

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

Bayut

Ref · DPB-S-5054

Last verified

…

29 Aug, 07:16

Freshness

Daily

24h scan window

Method

Direct scrape

Reference-keyed

VERIFIED SPECIALISTS

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

2BR APARTMENT BAY GROVE RESIDENCES D BUILDING 12

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 4 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES