Drops · Realestate · Dubai · Dubai IslandsBack106968-HL5OGX

2-BED APARTMENT ELLINGTON SANDS II TOWER A

2BR + 3BA · 1,201 sqft · Ellington Sands II Tower A

★ Golden VisaVerified 3d ago

Now

AED 3.35M

Open on Bayut

AED 2,789

Price / sqft

−43% vs area median

1,201 sqft

Built-up area

2BR + 3BA

On market

vs 20d median

AED 17,267

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 2 days ago and priced 43% 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 · −43%

−43%

AED 2,789/sqft vs area median 2,450/sqft. See 17 comps ↓

17 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

17 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 17K

vs AED 17K at pre-drop price (AED 3.35M) · See cuts ↓

DOWN PAYMENT

AED 670K

20% of price

DLD FEE

AED 134K

4% of price

MORTGAGE REG

AED 7K

0.25% loan + 290

CASH TO CLOSE

AED 811K

Day-one out-of-pocket

LOAN AMOUNT

AED 2.68M

25y · 6.00%

TOTAL INTEREST

AED 2.50M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 17K

/ mo · ~6% gross yield

BUY · NOW

AED 17K

+AED 517 / 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 3K/mo.

V · COMPARABLES

DUBAI ISLANDS · 2BR · ACTIVE

VALUE · 8 COMPS

VALUE HEADLINE

AED 2,789 /sqft+14%

vs area median AED 2,450 /sqft · 7 comps

RANK

6 / 8

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 7 LISTINGS

MORE EXPENSIVE /SQFT

29% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 3.35M1,2012,789———Investor Deal · Under Market Price · Prime Unit · Single Row · On The ParkAED 5.20M3,4011,529——-45%HOT LAUNCH · COLLECTING EOI'S · OR NOTHINGAED 5.20M2,4112,157——-23%LIMITED INVENTORY I NEW LAUNCH I COLLECTING EOI'S NOWAED 5.90M2,4112,447——-12%1 Bed in Hado by Beyond · Dubai Islands · 820 sq ft · 50/50 Plan · Handover Q2 2029AED 2.70M1,1022,450——-12%2 Bed in Ellington Sands I Tower A · Ellington Beachfront · 70/30 Plan · Handover Q4 2028AED 3.40M1,2982,619——-6%

TAKEAWAYOf 7 comparables, 2 are more expensive per sqft. The 5 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

STABLE

→ 2

PRICE CUTS · DUBAI ISLANDS · PROPERTY · 2 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 5.90MThis: AED 3.35M · -43%

AVG DOM

20d

THIS: 2D · −18D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Dubai Islands

Browse

2-BED APARTMENT ELLINGTON SANDS II TOWER A

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 8 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES