Buy · Jumeirah Beach Residence · Dubai

Jumeirah Beach Residence · 3 BR

AKListed by Ashik Karim0.0 Propora Test Agencyen · ar · urBRN BRN-58231

3 bed4 bath2,100 sqftApartmentMove-in ready

WATCH · 71PROVERIFIED

RERA + Trakheesi verified

✓Authenticity · Verified· 95/100

Investor Intelligence

Propora · model v0.1

Deal Score

—/100

vs. local comps

Investor Score

—/100

yield + appreciation

Market Heat

Warm

community demand

Risk Score

Watchlist

overpricing + fraud

Gross yield

0.0%

annual / sale price

Net yield est.

0.0%

after service charges

12m forecast

—

price change

24m forecast

—

price change

Mortgage estimate · 80% LTV · 25-yr · 4.5%

AED 19,121/monthCash to keys ≈ AED 1M−AED 2,996 cash flow / mo

Down-payment + fees assume resident buyer. Forecasts and Investor Score are model estimates, not promises — see DLD data for source comps.

Noor · BUYER ADVOCATEOffer Coach

What should I offer?

Negotiate hard

Seller's marketYour leverage: 70/100Buyer's market

Open at

AED 3,900,000

your first offer

Walk away above

AED 4,100,000

your ceiling

Realistic discount

~6.5%

off asking, per the data

Long time on market. 96 days listed — well past the point most correctly-priced units in this segment go under offer.
You have alternatives. 8 comparable units are actively listed nearby — the seller is competing for you, not the reverse.

Noor's read: the data is firmly on your side here. Open low, concede slowly, and be genuinely ready to walk.

Guidance from public market data — not financial advice. Every deal has facts only a viewing reveals.

Noor · BUYER ADVOCATEOwn vs Rent

Buy this home — or rent it?

Buying wins · break-even ~3y

Renting this unit

AED 21,500/mo

from the community rent estimate

Owning it (cash out/mo)

AED 24,063/mo

mortgage + service charge + upkeep

Buying this beats renting it in ~3 years — staying longer than that, renting is the expensive option.

Year-by-year math + assumptions

Year	Net cost of owning	Cost of renting	Ahead
1	AED 491,631	AED 258,000	Renting
2	AED 570,458	AED 516,000	Renting
3	AED 641,717	AED 774,000	Owning
5	AED 760,377	AED 1,290,000	Owning
7	AED 845,188	AED 1,806,000	Owning
10	AED 903,164	AED 2,580,000	Owning

80% mortgage at 4.5% over 25 years
Rent held flat (conservative — rising rent favours buying)
Appreciation 3.0%/yr (community forecast, capped at 6%)
Service charge AED 18/sqft + 0.5%/yr maintenance
Includes all purchase fees and a 2% exit cost — renters pay neither

True cost to own

Propora transparency

Bayut and Property Finder show the sticker. Here's what you'll actually pay once DLD, agency, trustee and mortgage fees are stacked on top.

Sticker price

AED 4.3M

What you see on Bayut

Fees + taxes

AED 319,510

7.4% of price

Cash to keys

AED 1.2M

Down-payment + fees

Monthly mortgage · 25-yr · 4.5%AED 19,121/monthLoan: AED 3.4M (80% LTV)

10-year UAE residence

This property qualifies for the UAE Golden Visa

Buyers of freehold property at AED 2M and above are eligible for a 10-year, sponsorless, renewable residence permit — including spouse, children of any age, and parents. No minimum stay requirement.

Read the guide

Trust signals

Verified by Propora’s 12-validator pipeline

Owner
Title deed not yet verified.
Listing
Permit on file — pending verification.
Price
Market-band check not yet available.
Availability
Awaiting first availability confirmation.

Trust & fraud check

Propora · auto-screened

Trust score

100

Trust check passed

RERA permit verified
Trakheesi number verified
Photos / walkthrough uploaded

Propora screens every listing for missing permits, duplicates, price anomalies and implausible specs. See something we missed?

Noor · BUYER ADVOCATEStraight Talk

The questions to ask before you fall for the photos

Every listing is presented by the seller's side. Noor works for you — here's what to pressure-test before you offer:

Service charge not disclosed
Demand the RERA-approved service charge statement before offering. An undisclosed charge is the most common post-purchase surprise in Dubai.
No floor plan published
You can't judge a layout from photos. Ask for the developer floor plan before booking a viewing — it's a 2-minute request that saves a wasted trip.

None of these are automatic deal-breakers — they're the questions to ask before you fall in love with the photos.

AI Analysis

Confidence: 60%

3BR apartment in Jumeirah Beach Residence — priced 14% above the community median.

Golden Visa eligible

Investment Analysis

Institutional Property Score

6.0/10

Solid Fundamentals

Weighted composite of yield, location, verification, developer track record, liquidity, and price trajectory. Updated nightly from DLD + community signals.

Rental yield

7.1

25%

Location quality

4.1

20%

Verification

9.4

15%

SUNLIGHT · INTERACTIVE

How the light hits this home

Slide from sunrise to sunset. Toggle balcony aspect. See exactly when this property catches direct sun.

Full simulator →

SUNLIGHT SIMULATOR

Jumeirah Beach Residence · 3 BR · Jumeirah Beach Residence, Dubai

Balcony faces

01:4108:2615:11

At 08:26

Direct sun on the balcony

Sun position · 85° above horizon · S

Lit hours today

5.0 h

Day length

13.5 h

sunrise → sunset

Best light

Morning · sunrise

Sun direction

South-facing

Direct sun windows · 2026-07-21

05:56 → 10:56(5.0 h)

Future value impact

Propora · model v0.1

Built on the Future Skyline 2 km map. Each nearby metro station, mall, school or master plan compounds an effect on this property's value over time — here's what the model projects through 2036.

Year-by-year projectionPeak 2036: +56.5%

20262027202820292030203120322033203420352036

Today → 2031

AED 4.3M → AED 5.5M

From baseline UAE growth

+21.7%

From nearby developments

+5.7%

Top contributors

DIFC Arts District Phase 2
Master plan · 1.1 km away · peaks 2027
+3.0%
The Address Boulevard Mall
Mall · 1.2 km away · peaks 2028
+1.9%
GEMS Downtown Academy
School · 1.3 km away · peaks 2027
+1.4%
DIFC Heights III
Off-plan tower · 1.1 km away · peaks 2028
-1.3%
Sheikh Zayed Road Capacity Upgrade
Road / bridge · 0.6 km away · peaks 2026
+1.2%
Burj Crown II
Off-plan tower · 1.3 km away · peaks 2028
-1.1%

Model uses a 4.0%/yr baseline + per-project peak impact (metro ~12%, mall ~6%, school ~5%), distance-decayed to 0 at 2 km, weighted by project status. These are projections, not promises — see DLD data for source comps.