Drops · Realestate · Dubai · Dubai IslandsBackNLRE-DI-CRL-2BR-03

2-BED APARTMENT NEXT CORAL

2BR + 3BA · 1,490 sqft · Next Coral

★ Golden VisaVerified 2h ago

Now

AED 3.56M

Open on Bayut

AED 2,389

Price / sqft

−37% vs area median

1,490 sqft

Built-up area

2BR + 3BA

On market

vs 22d median

AED 18,350

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 0 days ago and priced 37% below comparable Dubai Islands listings.

How do these scores work?

HEADLINE · COMPOSITE

SCORE BREAKDOWN

Awaiting first price event to compute score.

Insider unlocks the four evidence rows below.

BELOW MEDIAN · −37%

−37%

AED 2,389/sqft vs area median 2,619/sqft. See 19 comps ↓

19 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

19 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 CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders

MONTHLY · NOW

AED 18K

vs AED 18K at pre-drop price (AED 3.56M) · See cuts ↓

DOWN PAYMENT

AED 712K

20% of price

DLD FEE

AED 142K

4% of price

MORTGAGE REG

AED 7K

0.25% loan + 290

CASH TO CLOSE

AED 862K

Day-one out-of-pocket

LOAN AMOUNT

AED 2.85M

25y · 6.00%

TOTAL INTEREST

AED 2.66M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 18K

/ mo · ~6% gross yield

BUY · NOW

AED 18K

+AED 550 / 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 · 11 COMPS

VALUE HEADLINE

AED 2,389 /sqft-9%

vs area median AED 2,619 /sqft · 10 comps

RANK

5 / 11

MID/HIGH RANGE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 10 LISTINGS

MORE EXPENSIVE /SQFT

60% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 3.56M1,4902,389———HOT LAUNCH · COLLECTING EOI'S · OR NOTHINGAED 5.20M2,4112,157——-10%40% Post Handover · Prime Investment · With Plunge PoolAED 3.17M1,4502,187——-8%flexible Plan · 1 Bed · Ocean Tower · Handover March 2027AED 1.85M8392,205——-8%With Plunge Pool · Waterfront Dubai Islands Living · 50/50 Payment PlanAED 2.81M1,1982,343——-2%1 Bed in Hado by Beyond · Dubai Islands · 820 sq ft · 50/50 Plan · Handover Q2 2029AED 2.70M1,1022,450——+3%

TAKEAWAYOf 10 comparables, 6 are more expensive per sqft. The 4 cheaper ones are 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 3.56M · -37%

AVG DOM

22d

THIS: 0D · −22D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Dubai Islands

Browse

2-BED APARTMENT NEXT CORAL

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 11 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES