Drops · Realestate · Abu Dhabi · Yas IslandBackNAT-S-33746-B

1BR APARTMENT WATERS EDGE

1BR + 1BA · 700 sqft · Waters Edge

▼ −3.0%Verified 2h ago

Now

AED 1.45M

was 1.50M−45K · −3.0%

77-day history

−76dToday

Open on PropertyFinder

77-day history

🔄Relisted — this listing was removed and reappeared (last: 06 Jul)

II · THE THESIS

DEAL SCORE 31 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 31/100 (Fair deal) because seller has made 1 cut since listing 78d ago. A fair offer band sits AED 1.35M–AED 1.41M.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Fair deal

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

SCORE BREAKDOWN · 31 PTS

Drop % 5/35

Negotiability 7/25

Confidence 9/10

Relist signal 10/10

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

MOTIVATION · 30

1 cut · 78d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −3%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 1.35M – AED 1.41M. Find a specialist ↓

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

41 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Yas Island, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −3.0% · −-45K

PRICE ACTION · 75 DAYS

PRICE / TIME

Y: AED · X: days since listed · Envelope: median ±8%

AED USD EUR

AskingArea median 0.3MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D75

was AED 1.50M → AED 1.45M

75d after listing

−3.0%

-AED 45K

TOTAL · 75D

−3.0%

-AED 45K

NARRATIVESingle cut of 3.0% — 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 7K−AED 232 / mo

vs AED 8K at pre-drop price (AED 1.50M) · See cuts ↓

DOWN PAYMENT

AED 290K

20% of price

DLD FEE

AED 58K

4% of price

MORTGAGE REG

AED 3K

0.25% loan + 290

CASH TO CLOSE

AED 351K

Day-one out-of-pocket

LOAN AMOUNT

AED 1.16M

25y · 6.00%

TOTAL INTEREST

AED 1.08M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 1K

/ mo · ~6% gross yield

BUY · NOW

AED 7K

+AED 6K / 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 1K/mo.

V · COMPARABLES

YAS ISLAND · 1BR · ACTIVE

VALUE · 21 COMPS

VALUE HEADLINE

AED 2,071 /sqft+1800%

vs area median AED 109 /sqft · 20 comps

RANK

20 / 21

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 20 LISTINGS

MORE EXPENSIVE /SQFT

5% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 20 comparables, 1 are more expensive per sqft. The 19 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

1BR APARTMENT WATERS EDGE

WHY THIS IS A DEAL

PRICE ACTION · 75 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 21 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES