Vacant On Transfer · Community View

The unit is ready for immediate transfer, sits in the Liwan district and offers 1,161 sqft at AED 1.35 m, translating to AED 1,163 per sqft – roughly 35% under the inferred district median of about AED 1,790 per sqft. This pricing gap drives the internal underprice signal and underpins the attractive gross yield of 9.5% derived from the internal baseline. The short market exposure of only six days further suggests a motivated seller or a quick‑turn opportunity.\n\nOur internal scoring assigns an overall 79, a location score of 65 and a risk index of 34, indicating a solid but not flawless proposition. The developer, fäm Properties – Branch 7, is not a marquee brand in Dubai, so a medium‑level credit risk is flagged. Liquidity is also medium because comparable transaction volume in Liwan is unknown (sampleSize = 0). Net yield will be materially lower than the gross figure once service charges, vacancy and management fees are deducted – typically 1–2 points – leaving an estimated net range of roughly 7.5%–8.5%.

Verify the transaction against the Dubai Land Department register before committing. Anchor the offer on the 35% price‑per‑sqft discount versus the inferred Liwan median and the fact the property has been on the market for only six days – both strong levers for a price reduction. A reasonable starting bid would be around AED 1.0 m (≈AED 860 per sqft), leaving room to negotiate toward the median if needed.

Given the absence of recent listings and price data for Liwan, the outlook remains uncertain. Market activity appears muted, and any shift will depend on broader Dubai trends.