2-BED APARTMENT WATERS EDGE
2BR + 3BA · 1,078 sqft · Waters Edge
Rent · per year▼ −8.0%Verified 4d ago
19-day history
II · THE THESIS
DEAL SCORE 29 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 23d ago and priced 4% below comparable Yas Island listings. Fair offer band: €27K–€28K.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
14
6
9
Drop % 14/35
Negotiability 6/25
Confidence 9/10
Insider unlocks the four evidence rows below.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
28 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
28 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Yas Island, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −8.0% · −-€3KPRICE ACTION · 10 DAYS
AskingArea median 0.1MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D10
was €31K → €29K
10d after listing
−8.0%
-€3K
TOTAL · 10D
−8.0%
-€3K
NARRATIVESingle cut of 8.0% — 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 · 17 COMPS
VALUE HEADLINE
AED 107 /sqft-10%
vs area median AED 119 /sqft · 16 comps
RANK
2 / 17
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 16 LISTINGS
MORE EXPENSIVE /SQFT
14
88% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€29K1,078107———2BR Apt · Canal View€28K1,071105——-2%Open View · 3BHK+M · Vacant · Yas Island€40K1,500107——0%MOVE-IN READY! Big Balcony · 2BR+Laundry · 1Parking€29K1,079108——+1%3BR Villa Single Row 3BR + Maid Upcoming€50K1,820109——+2%Ready to Move-in · Fancy 2BR · Canal+Pool View€30K1,045115——+7%TAKEAWAYOf 16 comparables, 14 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