Drops · Realestate · Abu Dhabi · Yas IslandBackUNI-S-14520

2-BED APARTMENT GARDENIA BAY

2BR + 3BA · 1,293 sqft · Gardenia Bay

★ Golden VisaVerified 1h ago

Now

AED 2.30M

Open on PropertyFinder

AED 1,779

Price / sqft

−22% vs area median

1,293 sqft

Built-up area

2BR + 3BA

On market

vs 7d median

AED 11,855

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 4 days ago and priced 22% below comparable Yas Island listings.

How do these scores work?

HEADLINE · COMPOSITE

SCORE BREAKDOWN

Awaiting first price event to compute score.

Insider unlocks the four evidence rows below.

BELOW MEDIAN · −22%

−22%

AED 1,779/sqft vs area median 1,706/sqft. See 11 comps ↓

11 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

11 comps · 3× daily

BENCHMARK

Yas Island, last 180d

REFRESH

3× daily

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 CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders

MONTHLY · NOW

AED 12K

vs AED 12K at pre-drop price (AED 2.30M) · See cuts ↓

DOWN PAYMENT

AED 460K

20% of price

DLD FEE

AED 92K

4% of price

MORTGAGE REG

AED 5K

0.25% loan + 290

CASH TO CLOSE

AED 557K

Day-one out-of-pocket

LOAN AMOUNT

AED 1.84M

25y · 6.00%

TOTAL INTEREST

AED 1.72M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 12K

/ mo · ~6% gross yield

BUY · NOW

AED 12K

+AED 355 / 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 RATES

If rates climb to 8%, your payment grows by ~AED 2K/mo.

V · COMPARABLES

YAS ISLAND · 2BR · ACTIVE

VALUE · 9 COMPS

VALUE HEADLINE

AED 1,779 /sqft+4%

vs area median AED 1,706 /sqft · 8 comps

RANK

7 / 9

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 8 LISTINGS

MORE EXPENSIVE /SQFT

25% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 2.30M1,2931,779———Invest Now · 3BRAED 4.00M2,7631,448——-19%Single Row · Mid Unit · Flawless DesignAED 2.90M1,8161,597——-10%Yas Park GateAED 2.95M1,8191,622——-9%Ground Floor Unit · Community View · Vacant SoonAED 2.00M1,2281,625——-9%Single Row-Mid UnitAED 3.10M1,8161,706——-4%

TAKEAWAYOf 8 comparables, 2 are more expensive per sqft. The 6 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

YAS ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D

SLOWING

↓ 2↓9 vs prior 30d

PRICE CUTS · YAS ISLAND · PROPERTY · 11 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 2.95MThis: AED 2.30M · -22%

AVG DOM

THIS: 4D · −3D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Yas Island

Browse

2-BED APARTMENT GARDENIA BAY

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 9 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES