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BackBH-R-227943

F1 CIRCUIT AND FULL SEA VIEW FULL-FURNISHED

481 sqft · Waters Edge

▼ −5.9%Verified 47m ago

Now

AED 80K

was 85K−5K · −5.9%
Open on PropertyFinder

11-day history

AED 166

Price / sqft

−95% vs area median

481 sqft

Built-up area

18d

On market

vs 10d median

AED 412

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 45 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
45/ 100
Good opportunity

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

SCORE BREAKDOWN · 45 PTS
10
6
20
9
Drop % 10/35
Negotiability 6/25
Below median 20/20
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 · 18d on market · Price evidence ↓
ListedD0−6%D0+0d
VELOCITY LOW·LATEST CUT −6%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 74K – AED 78K. Request a callback ↓
ASKSUGGESTED OFFERAED 78KAED 74KAED 80Klow AED 60K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −95%
−95%
AED 166/sqft vs area median 161/sqft. See 237 comps ↓
MINMEDIANMAXAED 166/SQFT
237 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
237 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Yas Island, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −5.9% · −-5K

PRICE ACTION · 0 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.1M0.6M1.1M1.6MAREA MEDIAN · 1.5M−6%
AskingArea median 1.5MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D0
was AED 85K → AED 80K
0d after listing
−5.9%
-AED 5K
TOTAL · 0D
−5.9%
-AED 5K
NARRATIVESingle cut of 5.9% — 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 412−AED 26 / mo

vs AED 438 at pre-drop price (AED 85K) · See cuts ↓

DOWN PAYMENT
AED 16K
20% of price
DLD FEE
AED 3K
4% of price
MORTGAGE REG
AED 450
0.25% loan + 290
CASH TO CLOSE
AED 20K
Day-one out-of-pocket
LOAN AMOUNT
AED 64K
25y · 6.00%
TOTAL INTEREST
AED 60K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 8K
/ mo · ~6% gross yield
BUY · NOW
AED 412
−AED 7K / mo
0y10y

Buying beats renting after 0.0 years at the current price.

STRESS TEST
AT VARIOUS RATES
0.3k0.4k0.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 82/mo.

V · COMPARABLES
YAS ISLAND · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 166 /sqft+3%

vs area median AED 161 /sqft · 50 comps

RANK
29 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M1.1M2.1M4257261,028SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1661043,186
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
21
42% of comps
CHEAPER /SQFT
29
See table
MEDIAN DOM
16d
this listing: 12d
NEW THIS WEEK
11
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 80K481166—12d—Prime Spot | Well-Maintained | High Floor | VacantAED 80K768104—18d-37%Vacant | Great Deal | Prime Location | 2 PaymentAED 75K685109—4d-34%Elegant 1BR | Furnished | Balcony |12 payments |AED 90K810111−5.3%8d-33%Very Hot Deal | Prime Location | Ready to Move InAED 80K707113−15.8%8d-32%Vacant | Ready to move | 2 PaymentsAED 85K700121—17d-27%
TAKEAWAYOf 50 comparables, 21 are more expensive per sqft. The 29 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
↑ 1156↑347 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 1.50MThis: AED 80K · -95%
MINMEDIANMAX
AVG DOM
10d
THIS: 18D · +8D
ACTIVE COMPS
237
listings in segment
SIMILAR INVENTORY
Browse drops in Yas Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 24 MAY, 05:39 PM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · BH-R-227943
Last verified
47m ago
24 May, 05:39 PM
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

−0%SCORE 36
Fully Furnished | Brand New Studio | Elite Living
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AED 90K
AED 90K
ACTIVE LISTING
SCORE 25
Spacious 2BHKl Balcony & Built-in Wardrobe
APARTMENT · MUSSAFAH
AED 65K
ACTIVE LISTING
SCORE 25
Hot Offer | Furnished 1BHK | 12 Payments
APARTMENT · HYDRA AVENUE TOWERS
AED 90K
ACTIVE LISTING
SCORE 25
REFURBISHED 1 B/R Apt, From Owner Bills Included
APARTMENT · AL MUSHRIF
AED 65K
ACTIVE LISTING
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