Buy · Yas Island · Abu Dhabi

Yas Island · 3 BR

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

3 bed4 bath2,450 sqftTownhouseOff-plan

WATCH · 71PROVERIFIED

RERA + Trakheesi verified

✓Authenticity · Verified· 93/100

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 13,785/monthCash to keys ≈ AED 744K−AED 2,160 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?

Balanced negotiation

Seller's marketYour leverage: 49/100Buyer's market

Open at

AED 2,900,000

your first offer

Walk away above

AED 3,050,000

your ceiling

Realistic discount

~3%

off asking, per the data

You have alternatives. 8 comparable units are actively listed nearby — the seller is competing for you, not the reverse.
Hot community. Yas Island volume is up 8% in 30 days — sellers here are getting their asking prices.

Noor's read: a balanced negotiation. A modest discount is realistic; a lowball likely isn't.

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 15,500/mo

from the community rent estimate

Owning it (cash out/mo)

AED 18,752/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 377,286	AED 186,000	Renting
2	AED 450,964	AED 372,000	Renting
3	AED 519,185	AED 558,000	Owning
5	AED 638,427	AED 930,000	Owning
7	AED 733,268	AED 1,302,000	Owning
10	AED 825,609	AED 1,860,000	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 3.1M

What you see on Bayut

Fees + taxes

AED 236,350

7.6% of price

Cash to keys

AED 856.4K

Down-payment + fees

Monthly mortgage · 25-yr · 4.5%AED 13,785/monthLoan: AED 2.5M (80% LTV)

Service charge

AED 29,400/year

AED 12/sqft · approx AED 2,450/month · 2,450 sqft

Per sqft / year

AED 12

Per year

AED 29,400

Per month

AED 2,450

Source: developer estimate. Covers building maintenance, security, lifts, pool, gym and shared utilities. Excludes DEWA, internet and unit-level utilities. Confirm the latest rate with your Property Advisor before signing — RERA rates can be reviewed annually.

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:

Off-plan: you're buying a promise, not a home
Before paying anything, verify the RERA escrow account number and the developer's on-time delivery record. Delays of 6–18 months are common; your payment schedule keeps running either way.
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: 72%

3BR townhouse in Yas Island — priced in line with the community median.

Off-plan premium area

Investment Analysis

Institutional Property Score

6.2/10

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

4.5

20%

Verification

9.4

15%

Developer / build

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: +61.7%

20262027202820292030203120322033203420352036

Today → 2031

AED 3.1M → AED 4.1M

From baseline UAE growth

+21.7%

From nearby developments

+9.2%

Top contributors

Yas SeaWorld Hotels
Master plan · 0.3 km away · peaks 2026
+6.3%
West Yas Academy Expansion
School · 0.3 km away · peaks 2027
+2.7%

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.