Fully Upgraded 2BR · Vacant

The subject is a 1,293 sqft, fully upgraded 2‑bedroom apartment in Downtown Dubai, listed at AED 3,250,000 (USD 885,559) which translates to AED 2,514 per sqft. The building is ready for immediate occupation and has been on the market for 137 days. Downtown Dubai remains one of the most sought‑after districts, reflected in an internal location score of 94, and the unit’s price is 35% under the internal market median of roughly AED 3,868 per sqft. Our internal scoring model rates the listing 86 out of 100, driven by the strong location, significant price discount, and an internal gross yield estimate of 6.9%. After accounting for typical service‑charge, vacancy and management costs (≈1.5‑2.0 pp), the net yield is likely in the 4.9‑5.4% range, still attractive for a core asset in Dubai’s premium market. The risk index of 22 signals a relatively low risk profile, though the 137‑day market exposure hints at a modest liquidity drag. Investors should note that the gross yield does not represent cash‑flow after expenses, and that the developer, Atlas Vision Real Estate, has no publicly recorded credit concerns but limited track record data. Overall, the price discount and location strength outweigh the modest liquidity and data gaps, supporting a positive investment case.

Anchor the offer to the 35% price‑per‑sqft discount versus the Downtown Dubai median (AED 3,868/sqft) and the 137‑day market exposure. A reasonable negotiation range is an additional 5‑10% below the listed AED 3,250,000, contingent on confirming the transaction price against the DLD register before finalising.

No reliable pricing, velocity, or product-mix data available for this sample. Downtown Dubai remains a core trophy asset class, but without current transactional evidence, directional conviction is not warranted. Recommend sourcing fresh comparable sales and days-on-market metrics before positioning.