3-BED APARTMENT WATERS EDGE
3BR + 4BA · 1,412 sqft · Waters Edge
★ Golden VisaVerified 2d ago
Now
AED 2.65M
AED 1,877
Price / sqft
1,412 sqft
Built-up area
3BR + 4BA
24d
On market
vs 82d median
AED 13,659
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
34 comps · 3× daily
BENCHMARK
Yas Island, last 180d
REFRESH
3× daily
IV · CASHFLOW
UAE CB GUIDELINES · YOUR ASSUMPTIONSMORTGAGE · 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 14K
vs AED 14K at pre-drop price (AED 2.65M) · See cuts ↓
DOWN PAYMENT
AED 530K
20% of price
DLD FEE
AED 106K
4% of price
MORTGAGE REG
AED 6K
0.25% loan + 290
CASH TO CLOSE
AED 642K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.12M
25y · 6.00%
TOTAL INTEREST
AED 1.98M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 13K
/ mo · ~6% gross yield
BUY · NOW
AED 14K
+AED 409 / 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 RATESIf rates climb to 8%, your payment grows by ~AED 3K/mo.
V · COMPARABLES
YAS ISLAND · 3BR · ACTIVEVALUE · 16 COMPS
VALUE HEADLINE
AED 1,877 /sqft-1%
vs area median AED 1,897 /sqft · 15 comps
RANK
8 / 16
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 15 LISTINGS
MORE EXPENSIVE /SQFT
8
53% of comps
CHEAPER /SQFT
7
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 2.65M1,4121,877———3BRAED 4.50M4,0101,122——-40%Yas Park GateAED 2.95M1,8191,622——-14%Ground Floor Unit · Community View · Vacant SoonAED 2.00M1,2281,625——-13%Next to Green Spine · North Area · Private GardenAED 4.50M2,5741,748——-7%Corner Unit · Partial Canal ViewAED 2.29M1,3011,760——-6%TAKEAWAYOf 15 comparables, 8 are more expensive per sqft. The 7 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export