Ultra - Project by Beyond · Green Spaces & Lagoon · City of Arabia

The listing is an off‑plan 1‑bedroom apartment in City of Arabia, priced at AED 1,050,000 (AED 1,030 per sqft), which internal data shows is 23% under the district median price. This discount, combined with a gross yield estimate of 9%, drives the internal overall score of 76. The developer, Jusur Properties, is not flagged in the baseline, but the off‑plan nature introduces construction‑delay risk, reflected in a moderate risk index of 44. The location score of 65 suggests decent but not premium demand, while the low days‑on‑market (6) indicates the price is freshly listed and may be negotiable. Given the price advantage and the high gross yield, the investment appears attractive, but investors should temper expectations. Net yields will be lower after accounting for service charges, vacancy, and management fees—typically 1–2 percentage points less, implying a realistic net yield around 7–8%. The district’s growth trajectory and the project’s green spaces and lagoon amenity add a modest upside, but the off‑plan status means cash‑flow and liquidity will be realized only after completion.

Anchor the price negotiation on the 23% discount to the district median (AED 1,338 per sqft vs listing AED 1,030 per sqft) and the short 6‑day market exposure. Request a price reduction that narrows the gap to at most 15% below market, and insist on verification of the unit's DLD transaction register to confirm the developer's delivery track record before finalising.

With no recent listings and unavailable pricing metrics, market signals are muted. Activity appears subdued, making the short‑term outlook uncertain but likely to remain flat unless new supply emerges.