Drops · Realestate · Abu Dhabi · Yas IslandBackALZAEEM-222047

2BR APARTMENT WATERS EDGE

2BR + 2BA · 1,173 sqft · Waters Edge

Verified 16h ago

Now

AED 110K

Open on PropertyFinder

AED 94

Price / sqft

−58% vs area median

1,173 sqft

Built-up area

2BR + 2BA

On market

vs 11d median

AED 567

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 6 days ago and priced 58% 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 · −58%

−58%

AED 94/sqft vs area median 113/sqft. See 41 comps ↓

41 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

41 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 567

vs AED 567 at pre-drop price (AED 110K) · See cuts ↓

DOWN PAYMENT

AED 22K

20% of price

DLD FEE

AED 4K

4% of price

MORTGAGE REG

AED 510

0.25% loan + 290

CASH TO CLOSE

AED 27K

Day-one out-of-pocket

LOAN AMOUNT

AED 88K

25y · 6.00%

TOTAL INTEREST

AED 82K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 1K

/ mo · ~6% gross yield

BUY · NOW

AED 567

−AED 733 / mo

0y10y

Buying beats renting after 0.6 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 112/mo.

V · COMPARABLES

YAS ISLAND · 2BR · ACTIVE

VALUE · 31 COMPS

VALUE HEADLINE

AED 94 /sqft-17%

vs area median AED 113 /sqft · 30 comps

RANK

4 / 31

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 30 LISTINGS

MORE EXPENSIVE /SQFT

90% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 110K1,17394—0d—Kitchen appliances| Private Garden| VacantAED 260K3,22981—0d-14%Spacious 3BED+M | Prime Yas Island LocationAED 189K2,30082—0d-13%HOT DEAL! High Level Unit Facing CommunityAED 99K1,07392—0d-2%Ready To Move In | Partial Canal View | Book NowAED 105K1,10095−4.5%0d+1%Full Canal View |Ready to Move In |Fully FurnishedAED 135K1,40096−18.2%0d+2%

TAKEAWAYOf 30 comparables, 27 are more expensive per sqft. The 3 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 · 31 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES