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ELEVATED ELEGANCE PERFECT SPOT · GRAB YOUR CHANCE

484 sqft · Gardenia Bay

Verified 15d ago

Now

AED 1.10M

Open on PropertyFinder

31-day history

AED 2,273

Price / sqft

−8% vs area median

484 sqft

Built-up area

44d

On market

vs 13d median

AED 5,670

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 20 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
20/ 100
Fair deal

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

SCORE BREAKDOWN · 20 PTS
6
5
9
Negotiability 6/25
Below median 5/20
Confidence 9/10

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

02
MOTIVATION · 25
25
1 cut · 44d on market · Price evidence ↓
ListedD0−0%D13+13d
VELOCITY LOW·LATEST CUT −0%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 1.02M – AED 1.07M. Request a callback ↓
ASKSUGGESTED OFFERAED 1.07MAED 1.02MAED 1.10Mlow AED 825K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −8%
−8%
AED 2,273/sqft vs area median 1,708/sqft. See 199 comps ↓
MINMEDIANMAXAED 2,273/SQFT
199 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
199 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Yas Island, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −0.0% · −-10

PRICE ACTION · 13 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
1.0M1.1M1.2M1.3MAREA MEDIAN · 1.2M−0%
AskingArea median 1.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D13
was AED 1.10M → AED 1.10M
13d after listing
−0.0%
-AED 10
TOTAL · 13D
−0.0%
-AED 10
NARRATIVESingle cut of 0.0% — early signal that the seller is testing the market.
Unlock the price history · AED 199 / mo

Every cut event · area median overlay · CSV export

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 6K−AED 0 / mo

vs AED 6K at pre-drop price (AED 1.10M) · See cuts ↓

DOWN PAYMENT
AED 220K
20% of price
DLD FEE
AED 44K
4% of price
MORTGAGE REG
AED 2K
0.25% loan + 290
CASH TO CLOSE
AED 266K
Day-one out-of-pocket
LOAN AMOUNT
AED 880K
25y · 6.00%
TOTAL INTEREST
AED 821K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 6K
/ mo · ~6% gross yield
BUY · NOW
AED 6K
−AED 330 / mo
0y10y

Buying beats renting after 11.7 years at the current price.

STRESS TEST
AT VARIOUS RATES
4.6k5.7k6.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 1K/mo.

V · COMPARABLES
YAS ISLAND · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 2,273 /sqft+33%

vs area median AED 1,708 /sqft · 50 comps

RANK
39 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M1.1M2.2M323653984SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2,2731093,186
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
11
22% of comps
CHEAPER /SQFT
39
See table
MEDIAN DOM
11d
this listing: 44d
NEW THIS WEEK
16
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.10M4842,273—44d—Vacant | Great Deal | Prime Location | 2 PaymentAED 75K685109—10d-95%Elegant 1BR | Furnished | Balcony |12 payments |AED 90K810111−5.3%14d-95%Hot Deal |Apartment 1BR W Balcony |Prime LocationAED 80K690116—9d-95%VACANT - Move-In Ready! Spacious 1BR + Big BalconyAED 80K692116—11d-95%Spacious 1-BR | Canal View,Sea World View | VacantAED 83K707117—5d-95%
TAKEAWAYOf 50 comparables, 11 are more expensive per sqft. The 39 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 1.10M · -8%
MINMEDIANMAX
AVG DOM
13d
THIS: 44D · +31D
ACTIVE COMPS
199
listings in segment
SIMILAR INVENTORY
Browse drops in Yas Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 15 MAY, 08:31

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · Mk412
Last verified
15d ago
15 May, 08:31
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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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
Sea View | Prime Location | Fully Furnished
APARTMENT · REFLECTION
AED 1.40M
ACTIVE LISTING
SCORE 25
Unique 1BR | Modern Living | High End Facilities
APARTMENT · MERITO
AED 1.15M
ACTIVE LISTING
SCORE 25
Negotiable Price | Balcony | Prime Location
APARTMENT · REFLECTION
AED 1.27M
ACTIVE LISTING
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