Drops · Realestate · Abu Dhabi · Yas IslandBack212M0QFEGQ347TMF1RWZCV1YH0

2BR APARTMENT WATERS EDGE

2BR + 3BA · 1,079 sqft · Waters Edge

Verified 3h ago

Now

AED 125K

Open on PropertyFinder

AED 116

Price / sqft

−94% vs area median

1,079 sqft

Built-up area

2BR + 3BA

On market

vs 12d median

AED 644

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 9 days ago and priced 94% below comparable Yas Island 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 · −94%

−94%

AED 116/sqft vs area median 1,630/sqft. See 20 comps ↓

20 ACTIVE COMPS IN YAS ISLAND

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

20 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Yas Island, last 180d

REFRESH

Hourly

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 644

vs AED 644 at pre-drop price (AED 125K) · See cuts ↓

DOWN PAYMENT

AED 25K

20% of price

DLD FEE

AED 5K

4% of price

MORTGAGE REG

AED 540

0.25% loan + 290

CASH TO CLOSE

AED 31K

Day-one out-of-pocket

LOAN AMOUNT

AED 100K

25y · 6.00%

TOTAL INTEREST

AED 93K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 10K

/ mo · ~6% gross yield

BUY · NOW

AED 644

−AED 9K / mo

0y10y

Buying beats renting after 0.0 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 128/mo.

V · COMPARABLES

YAS ISLAND · 2BR · ACTIVE

VALUE · 14 COMPS

VALUE HEADLINE

AED 116 /sqft-93%

vs area median AED 1,630 /sqft · 13 comps

RANK

6 / 14

MID/HIGH RANGE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 13 LISTINGS

MORE EXPENSIVE /SQFT

62% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 13 comparables, 8 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

2BR APARTMENT WATERS EDGE

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 14 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES