Vacant 2+ Study · Newly Renovated

The property is a newly renovated 2‑bedroom, 2‑bathroom unit of 1,305 sqft, listed at AED 2,600,000 (≈AED 1,992 per sqft). Internal scoring gives an overall rating of 57 and a location score of 65, indicating a decent but not premium position within The Greens. The internal price‑vs‑market metric is +5%, suggesting the asking price is modestly above comparable market levels, which tempers the attractiveness despite a solid gross yield estimate of 8%. The short market exposure of 14 days may reflect a motivated seller or simply a fresh listing, offering limited negotiation leverage. Risk indicators are moderate (risk index 34) with no specific red flags, though the lack of comparable transaction data for the district introduces liquidity uncertainty. Given the gross yield of 8%, investors should expect net yields 1–2 points lower after accounting for service charges, vacancy, and management fees, placing realistic net returns in the 6–7% range. The property’s price per square foot sits above the (unavailable) district median, so any price reduction aligning with the internal 5% market premium would improve its relative value. Overall, the asset sits in a stable sub‑market with moderate upside, but the thin comparable base and slight price premium suggest a cautious but positive stance.

Confirm the unit’s transaction history via the Dubai Land Department register and use the 5% internal price‑vs‑market premium as a negotiation anchor. With a price‑per‑sqft of AED 1,992 versus an unknown district median, propose a discount that brings the effective price per sqft in line with market levels, and leverage the 14‑day listing period to seek a concession.

Recent transaction data for The Greens is unavailable, limiting confidence in short‑term forecasts. The market is expected to track the broader Dubai residential trends, so investors should watch city‑wide price and supply indicators.