Drops · Realestate · Abu Dhabi · Yas IslandBackALZAEEM-222052

2BR APARTMENT WATERS EDGE

2BR + 2BA · 1,073 sqft · Waters Edge

Verified 1h ago

Now

AED 99K

Open on PropertyFinder

AED 92

Price / sqft

−62% vs area median

1,073 sqft

Built-up area

2BR + 2BA

On market

vs 11d median

AED 510

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 4 days ago and priced 62% 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 · −62%

−62%

AED 92/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 510

vs AED 510 at pre-drop price (AED 99K) · See cuts ↓

DOWN PAYMENT

AED 20K

20% of price

DLD FEE

AED 4K

4% of price

MORTGAGE REG

AED 488

0.25% loan + 290

CASH TO CLOSE

AED 24K

Day-one out-of-pocket

LOAN AMOUNT

AED 79K

25y · 6.00%

TOTAL INTEREST

AED 74K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 1K

/ mo · ~6% gross yield

BUY · NOW

AED 510

−AED 790 / mo

0y10y

Buying beats renting after 0.5 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 101/mo.

V · COMPARABLES

YAS ISLAND · 2BR · ACTIVE

VALUE · 31 COMPS

VALUE HEADLINE

AED 92 /sqft-19%

vs area median AED 113 /sqft · 30 comps

RANK

3 / 31

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 30 LISTINGS

MORE EXPENSIVE /SQFT

93% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 30 comparables, 28 are more expensive per sqft. The 2 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