2BR APARTMENT WATERS EDGE
2BR + 2BA · 1,076 sqft · Waters Edge
Rent · per year▼ −3.3%Verified 13h ago
14-day history
II · THE THESIS
DEAL SCORE 20 / 100WHY THIS IS A DEAL
BOTTOM LINE
Scored 20/100 (Fair deal) because seller has made 1 cut since listing 26d ago and priced 3% below comparable Yas Island listings. A fair offer band sits AED 108K–AED 113K.
All four signals + supporting evidence below. How do these scores work?
01
HEADLINE · COMPOSITE
Fair deal
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 20 PTS
6
5
9
Drop % 6/35
Negotiability 5/25
Confidence 9/10
Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
39 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
39 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Yas Island, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −3.3% · −-4KPRICE ACTION · 9 DAYS
AskingArea median 0.1MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D9
was AED 120K → AED 116K
9d after listing
−3.3%
-AED 4K
TOTAL · 9D
−3.3%
-AED 4K
NARRATIVESingle cut of 3.3% — early signal that the seller is testing the market.
Unlock the price history · AED 199 / mo
Every cut event · area median overlay · CSV export
V · COMPARABLES
YAS ISLAND · 2BR · ACTIVEVALUE · 30 COMPS
VALUE HEADLINE
AED 108 /sqft-6%
vs area median AED 115 /sqft · 29 comps
RANK
8 / 30
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 29 LISTINGS
MORE EXPENSIVE /SQFT
21
72% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 116K1,076108———2 BR | Water & Pool View | Yas IslandAED 87K1,06782——-24%Prime 2BR | Modern Community | Flexible TermsAED 160K1,89684——-22%Ready to Move In | Full Canal View | BalconyAED 145K1,51196——-11%Desirable Location | Great Offer | Book NowAED 114K1,100103——-5%Vacant Now | Luxury View Living | Prime LocationAED 115K1,075107——-1%TAKEAWAYOf 29 comparables, 21 are more expensive per sqft. The 8 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export