Drops · Realestate · Abu Dhabi · Yas IslandBackNAT-AUH-S-32959-PF-AUH-A
STUDIO WATERS EDGE
461 sqft · Waters Edge
Verified 3h ago
Now
AED 1.30M
AED 2,820
Price / sqft
−42% vs area median
461 sqft
Built-up area
1d
On market
vs 85d median
AED 6,701
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
BOTTOM LINE
Listed 1 days ago and priced 42% below comparable Yas Island listings.
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
04
33 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
33 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 7K
vs AED 7K at pre-drop price (AED 1.30M) · See cuts ↓
DOWN PAYMENT
AED 260K
20% of price
DLD FEE
AED 52K
4% of price
MORTGAGE REG
AED 3K
0.25% loan + 290
CASH TO CLOSE
AED 315K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.04M
25y · 6.00%
TOTAL INTEREST
AED 970K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 7K
/ mo · ~6% gross yield
BUY · NOW
AED 7K
+AED 201 / 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 1K/mo.
V · COMPARABLES
YAS ISLAND · ACTIVEVALUE · 16 COMPS
VALUE HEADLINE
AED 2,820 /sqft+22%
vs area median AED 2,303 /sqft · 15 comps
RANK
15 / 16
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 15 LISTINGS
MORE EXPENSIVE /SQFT
1
7% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.30M4612,820———1BR w/ Balcony · Mid Floor · Park ViewAED 1.55M8481,824——-35%Hot Deal 1BHK · Open ViewAED 1.60M8241,941——-31%Open ViewAED 1.58M8111,948——-31%Fully Furnished · With Balcony · Own ItAED 1.60M8121,970——-30%Deluxe 1BR+Balcony · Handover Soon · Waterfront LivingAED 1.80M8712,065——-27%TAKEAWAYOf 15 comparables, 1 are more expensive per sqft. The 14 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export