Drops · Realestate · Abu Dhabi · Yas IslandBackOHP1191

1-BED APARTMENT WATERS EDGE

1BR + 1BA · 690 sqft · Waters Edge

Verified 3h ago

Now

AED 1.55M

Open on PropertyFinder

AED 2,246

Price / sqft

−60% vs area median

690 sqft

Built-up area

1BR + 1BA

On market

vs 12d median

AED 7,989

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 6 days ago and priced 60% 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 · −60%

−60%

AED 2,246/sqft vs area median 1,828/sqft. See 22 comps ↓

22 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

22 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 8K

vs AED 8K at pre-drop price (AED 1.55M) · See cuts ↓

DOWN PAYMENT

AED 310K

20% of price

DLD FEE

AED 62K

4% of price

MORTGAGE REG

AED 3K

0.25% loan + 290

CASH TO CLOSE

AED 375K

Day-one out-of-pocket

LOAN AMOUNT

AED 1.24M

25y · 6.00%

TOTAL INTEREST

AED 1.16M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 8K

/ mo · ~6% gross yield

BUY · NOW

AED 8K

+AED 239 / 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 · 1BR · ACTIVE

VALUE · 7 COMPS

VALUE HEADLINE

AED 2,246 /sqft+23%

vs area median AED 1,828 /sqft · 6 comps

RANK

7 / 7

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 6 LISTINGS

MORE EXPENSIVE /SQFT

0% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 1.55M6902,246———Single Row · Mid Unit · Flawless DesignAED 2.90M1,8161,597——-29%Ground Floor Unit · Community View · Vacant SoonAED 2.00M1,2281,625——-28%High Floor · Partial Sea View · Corner UnitAED 2.30M1,2961,775——-21%Ready to Move · Canal ViewAED 1.98M1,0831,828——-19%Upgraded · Canal View · Furnished · Cash BuyerAED 2.00M1,0731,864——-17%

TAKEAWAYOf 6 comparables, 0 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

↓ 1↓5 vs prior 30d

PRICE CUTS · YAS ISLAND · PROPERTY · 6 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 3.90MThis: AED 1.55M · -60%

AVG DOM

12d

THIS: 6D · −6D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Yas Island

Browse

1-BED APARTMENT WATERS EDGE

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 7 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES