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BackAP498280ABS

PRIME LOCATION WITH BALCONY · PERFECT INVESTMENT

1BR + 1BA · 851 sqft · Yas Golf Collection

▼ −5.0%Verified 24d ago

Now

€479K

was €504K−€25K · −5.0%
Open on PropertyFinder

25-day history

AED 2,233

Price / sqft

851 sqft

Built-up area

1BR + 1BA

31d

On market

vs 13d median

EUR 9,793

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 25 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
25/ 100
Fair deal

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

SCORE BREAKDOWN · 25 PTS
9
7
9
Drop % 9/35
Negotiability 7/25
Confidence 9/10

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

02
MOTIVATION · 25
25
1 cut · 31d on market · Price evidence ↓
ListedD0−5%D6+6d
VELOCITY LOW·LATEST CUT −5%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €445K – €464K. Request a callback ↓
ASKSUGGESTED OFFER€464K€445K€479Klow €359K
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
1 CUT · −5.0% · −-€25K

PRICE ACTION · 6 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
1.1M1.5M1.8M2.1MAREA MEDIAN · 1.2M−5%
AskingArea median 1.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D6
was €504K → €479K
6d after listing
−5.0%
-€25K
TOTAL · 6D
−5.0%
-€25K
NARRATIVESingle cut of 5.0% — 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
€2K−€130 / mo

vs €3K at pre-drop price (€504K) · See cuts ↓

DOWN PAYMENT
€96K
20% of price
DLD FEE
€19K
4% of price
MORTGAGE REG
€1K
0.25% loan + 290
CASH TO CLOSE
€116K
Day-one out-of-pocket
LOAN AMOUNT
€383K
25y · 6.00%
TOTAL INTEREST
€357K
Over full term
RENT VS BUY
RENT · ESTIMATE
€2K
/ mo · ~6% gross yield
BUY · NOW
€2K
+€955 / 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
8.0k9.8k11.7k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€488/mo.

V · COMPARABLES
YAS ISLAND · 1BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 2,233 /sqft+10%

vs area median AED 2,032 /sqft · 50 comps

RANK
38 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M1.7M3.4M3231,1411,959SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2,2331073,186
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
12
24% of comps
CHEAPER /SQFT
38
See table
MEDIAN DOM
11d
this listing: 31d
NEW THIS WEEK
17
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€479K8512,233—31d—Spacious 2BR | Open View | Vacant | Prime Location€29K1,071107−4.2%21d-95%Spacious & Modern 2BR | Canal View | Yas Island€29K1,076107—11d-95%Full Canal View | 2BR+Big Balcony | Ready To Move€29K1,070109—5d-95%Elegant 1BR | Furnished | Balcony |12 payments |€23K810111−5.3%14d-95%Upcoming July | Elegant Layout | Prime Area€31K1,080116—6d-95%
TAKEAWAYOf 50 comparables, 12 are more expensive per sqft. The 38 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
€302KThis: €479K · +58%
MINMEDIANMAX
AVG DOM
13d
THIS: 31D · +18D
ACTIVE COMPS
199
listings in segment
SIMILAR INVENTORY
Browse drops in Yas Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 06 MAY, 12:31

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · AP498280ABS
Last verified
24d ago
06 May, 12:31
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

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