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BackMD-S-123592

HOT DEAL FULL BEACH AND CANAL VIEW · HIGH ROI

2BR + 3BA · 1,173 sqft · Gardenia Bay

▼ −3.7%★ Golden VisaDropped 2×Verified 26d ago

Now

AED 2.58M

was 2.68M−98K · −3.7%
Open on PropertyFinder

46-day history · 2 cuts

AED 2,199

Price / sqft

1,173 sqft

Built-up area

2BR + 3BA

60d

On market

vs 13d median

AED 13,298

Mortgage est.

25y · 6% · 20% down

2× / 13d

Drop velocity

Accelerating

II · THE THESIS
DEAL SCORE 23 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
23/ 100
Fair deal

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN · 23 PTS
3
11
9
Drop % 3/35
Negotiability 11/25
Confidence 9/10

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

02
MOTIVATION · 50
50
2 cuts in 13d · 60d on market · Price evidence ↓
ListedD0−2%D4+4d−2%D17+13d
VELOCITY MEDIUM·LATEST CUT −2%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer AED 2.40M – AED 2.50M. Request a callback ↓
ASKSUGGESTED OFFERAED 2.50MAED 2.40MAED 2.58Mlow AED 1.94M
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
199 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Yas Island, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −3.7% · −-98K

PRICE ACTION · 17 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
1.1M1.7M2.3M2.8MAREA MEDIAN · 1.2M−2%−2%
AskingArea median 1.2MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D4
was AED 2.68M → AED 2.63M
4d after listing
−1.9%
-AED 50K
D17
was AED 2.63M → AED 2.58M
13d after previous cut
−1.8%
-AED 48K
TOTAL · 17D
−3.7%
-AED 98K
NARRATIVESeller has cut 2 times in 13 days — an unusually fast cadence for this segment. Latest cut (1.8%) is a clear capitulation signal.
Unlock the price history · AED 199 / mo

Every cut event · area median overlay · CSV export

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 Central Bank caps residential mortgages at 25 years tenor and 80% LTV for residents on a first home (≤AED 5M). Drag the sliders to model your own assumptions — actual rates vary by bank and profile.
MONTHLY · NOW
AED 13K−AED 505 / mo

vs AED 14K at pre-drop price (AED 2.68M) · See cuts ↓

DOWN PAYMENT
AED 516K
20% of price
DLD FEE
AED 103K
4% of price
MORTGAGE REG
AED 5K
0.25% loan + 290
CASH TO CLOSE
AED 625K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.06M
25y · 6.00%
TOTAL INTEREST
AED 1.93M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 6K
/ mo · ~6% gross yield
BUY · NOW
AED 13K
+AED 7K / 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
10.9k13.3k15.9k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 3K/mo.

V · COMPARABLES
YAS ISLAND · 2BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 2,199 /sqft+22%

vs area median AED 1,801 /sqft · 50 comps

RANK
43 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M2.5M4.8M4541,9203,386SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2,199872,679
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
8
16% of comps
CHEAPER /SQFT
42
See table
MEDIAN DOM
9d
this listing: 50d
NEW THIS WEEK
22
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 2.58M1,1732,199—50d—Ready to Move TownHouse | Large Layout | Vacant !!AED 280K3,22587—6d-96%Spacious 2BR | Open View | Vacant | Prime LocationAED 115K1,071107−4.2%21d-95%Spacious & Modern 2BR | Canal View | Yas IslandAED 115K1,076107—11d-95%Full Canal View | 2BR+Big Balcony | Ready To MoveAED 117K1,070109—5d-95%Elegant 1BR | Furnished | Balcony |12 payments |AED 90K810111−5.3%14d-95%
TAKEAWAYOf 50 comparables, 8 are more expensive per sqft. The 42 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
BUYER'S MARKET
↑ 1860↑1051 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 1.20MThis: AED 2.58M · +115%
MINMEDIANMAX
AVG DOM
13d
THIS: 60D · +47D
ACTIVE COMPS
199
listings in segment
SIMILAR INVENTORY
Browse drops in Yas Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 04 MAY, 04:33

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · MD-S-123592
Last verified
26d ago
04 May, 04:33
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN YAS ISLAND · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Spacious Layout | 2 Balconies | Prime Investment
APARTMENT · BLOOM LIVING
AED 1.77M
ACTIVE LISTING
SCORE 25
1BR Apt | Modern Living | Premium Amenities
APARTMENT · AL HUDAYRIAT ISLAND
AED 2.40M
ACTIVE LISTING
SCORE 25
Hot Deal | Fully Furnished | 2BR+M | Prime Living
APARTMENT · BAB AL QASR RESORT RESIDENCE 18
AED 1.60M
ACTIVE LISTING
SCORE 25
√ High Level Corner Unit | Sunset and Sea Views √
APARTMENT · MANARAT LIVING
AED 2.20M
ACTIVE LISTING
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