Skip to content
Back to live feed
Sky Mansion · Ultra Penthouse · Iconic Sea Views — Penthouse in Dubai Harbour
Insufficient data
Intel 46/100
Rule-based thesis

Sky Mansion · Ultra Penthouse · Iconic Sea Views

Dubai Harbour· Source: Verified Network· Ref RS-L-13429097

Listing data verified on 24 Oct 2026

Avoid: 5BR in Dubai Harbour at AED 40.33M, +40% vs our district benchmark.

List price
$10.99M
Price / sqft
AED 5,300
vs district
insufficient comps
Yield (est.)
5.7%
Days on mkt
3d
Status
Off-Plan
How is this scored? · methodology & limitations →
Bedrooms
5
Bathrooms
6
Built-up area
7,610 sqft
Type
Penthouse
Free · 60 seconds
Get this property
Get a free Deal Passport memo on this listing. Partner introductions are not yet available. reaisale never charges buyers.
Connect
Free reference memo
Get a Deal Passport for this listing
A personalised intelligence memo plus a tracked reference code for this unit.
Get it
View printable Deal Passport → Compare with another listing

AI Investor Narrative

Why this listing scores the way it does

The unit sits in Dubai Harbour with an internal location score of 80/100. Priced at AED 40,330,000 (5300/sqft) it currently trades 40% above our internal district benchmark. Expected gross yield is 5.7% p.a. and our growth-potential signal is 53/100. The listing has been live for 3 days — a useful proxy for seller motivation. *This narrative was generated without an LLM. Add ANTHROPIC_API_KEY in Vercel env vars to switch to institutional-grade analysis automatically.*

Deal signals

  • off plan discount55/100

    Off-plan listings typically trade 15–25% below resale comparables in the same tower.

Risk flags

  • construction delaymedium

    Off-plan delivery dates regularly slip 6–18 months in the UAE. Verify the developer's escrow account and recent delivery record.

  • oversupplylow

    Listed above the district benchmark; either the unit has a premium feature or it is overpriced.

Comparables

District median PSF
—
Position
above
Same-type comps
1
below 4-comp minimum

Negotiation playbook

Lead with conditions, not price. Ask for service-charge clarity, payment-plan flexibility and any developer cash incentives before discussing a discount.

Verdict

Reaisale verdict
Insufficient comparable data
Only 1 same-type comp in Dubai Harbour — below our 4-comp minimum. A verdict on fewer would be a guess, not an assessment.

Intelligence Score Breakdown

How this listing earned its WATCH label (46/100)

Overall Score
Weighted blend of all dimensions
46/100
Price vs Market
How the unit's price-per-sqft compares to district benchmark
+40%
Location Score
Desirability score for the district (0-100)
80/100
Rental Yield
Estimated gross rental yield
5.7%
Growth Potential
Forward-looking upside signal
53/100
Risk Index
Risk assessment (lower is safer)
38/100
Source Confidence
Completeness and reliability of underlying data
40/100
Thin data notice
Only 0 comparable listings in this district — below our 4-comp minimum. Scores based on thin data are less reliable.
Data provenance:
Limited sample size disclaimer
Only 0 comparable listings in this dataset — below our recommended minimum of 4 for reliable statistics. Scores based on thin data should be interpreted with caution.
Learn how this is calculated →

Yield forecast

4.5% p.a.5.7% p.a.7.2% p.a.

3-year appreciation

-2.0%5.0%9.0%

Market pulse · Dubai Harbour

Sentiment +5 · stable

Insufficient sample for a confident outlook yet — this pulse updates as more live listings arrive.

live dataai-curatedDubai market
Next step · free

Connect with this listing

Leave your details to get a free Deal Passport memo on this listing. Partner introductions are not yet available — opt in to be notified when they are. reaisale never charges buyers.

Connect — free
Analysis generated 24 Oct 2026, 08:05 UTC by reaisale's intelligence engine. This is decision-support content, not investment advice — verify all figures with a licensed broker before signing.
Free Deal Passport

Get connected — free

Leave your details and get a personalised intelligence memo — Intel Score breakdown, comparables, deal signals and risk flags — plus a tracked reference code. Partner introductions are not yet available; opt in to be notified. reaisale never charges buyers.

Intel Score breakdown — weighted upside ranking
District comparables & price-vs-market read
Deal signals + negotiation angles
Risk flags + AI-generated due-diligence narrative

SELECTED PROPERTY

Sky Mansion · Ultra Penthouse · Iconic Sea Views

Intel Score: 46/100

Request Your Deal Passport

Your intelligence memo + tracked reference code — free, ready in minutes. We never charge buyers.

What's your inquiry about?

Your Deal Passport memo will cover Sky Mansion · Ultra Penthouse · Iconic Sea Views.

We'll contact you via WhatsApp. Email is optional.

Add budget & timeline — optional, sharpens your match▾

Free for buyersNo fees, everNo agent race — your details aren't sold to a pile of brokers

By requesting your Deal Passport, you agree REAISALE may contact you about it. Privacy.

Reaisale is a property intelligence platform — not a broker. Introductions happen only on request, only with your consent.

We log basic connection data (IP, approximate location) to prevent fraud and verify inquiries. Privacy.