2 BR Convertible to 3 BR

The listing is priced at AED 1,249,000 for 884 sqft, equating to AED 1,413 per sqft, which is roughly 40% of the internal market benchmark (internal_priceVsMarket_percent = 40). This substantial discount drives the internal overall score down to 41, reflecting both the attractiveness of price and the concerns around the district and off‑plan status. The internal estimated gross yield of 7.3% is attractive for Dubai’s rental market, but investors should expect net yields 1–2 points lower after service charges, vacancy and management fees. International City’s location score of 58 suggests moderate demand, yet the area is known for oversupply, which tempers upside potential. The developer, IOD Real Estate, is not flagged in the internal data, so developer credit risk remains medium until further due diligence. The unit has been on the market for 81 days, indicating a motivated seller but also the possibility of construction delays typical of off‑plan projects. The internal risk index of 47 signals a balanced risk profile, with liquidity concerns given the off‑plan nature and the district’s thin transaction volume. Overall, the price advantage and yield potential make the asset a BUY, provided the buyer validates the transaction details and accounts for the noted risks.

Anchor the offer around the 60% discount to the implied district median price (price_per_sqft_AED 1413 vs estimated market ~3530). Highlight the 81‑day market exposure as evidence of seller motivation and request a price reduction of at least 5–7% to reflect off‑plan risk and potential construction delays. Verify the unit’s details against the Dubai Land Department transaction register before finalising any agreement.

Recent transaction data for International City is unavailable, making any short‑term forecast uncertain. The market will likely follow broader Dubai residential trends, with supply levels and macroeconomic factors shaping performance over the next year.