Off-Plan Resale · 1BR Junior · Waterfront Living

The listing is priced at AED 920,000 for 438 sqft, equating to AED 2,100 per sqft – roughly 35% under the inferred district median of about AED 3,230 per sqft. This discount drives the internal price‑vs‑market score of 35 and underpins a gross yield estimate of 6.5%, which is attractive in the current Dubai market. The location score of 74 reflects Al Reem Island’s strong demand and infrastructure, while the overall score of 45 is tempered by the off‑plan status and the modest developer reputation of Eliva Real Estate. Yield calculations are gross; after accounting for service charges, vacancy and management fees, net returns are likely 1–2 points lower, placing the realistic net yield in the 4.5%–5.5% range. The property has been on the market for only 13 days, suggesting limited buyer activity but also limited price pressure. The internal risk index of 40 flags moderate concerns around liquidity and construction timelines, typical for off‑plan resale units. Given the price discount and yield, the asset presents a compelling entry point, provided the buyer conducts due diligence on the developer’s credit profile and confirms the transaction details in the Dubai Land Department register. The upside potential hinges on successful project delivery and the continued demand for waterfront living on Al Reem Island.

Anchor the offer around the 35% price‑per‑sqft discount versus the district median (AED ~3,230/sqft) and the brief 13‑day market exposure. Request the seller to substantiate the unit’s DLD transaction record and use the price gap as leverage to negotiate a further 5–10% reduction, while securing a clause that protects against construction delays.

With no recent transaction data, the residential market on Al Reem Island remains opaque. Investors should monitor upcoming supply and macro‑economic cues, as price direction is likely to stay muted over the next year.