Corner 2BR · Burj Al Arab View · Mid Floor

The unit is priced at AED 3,500,000 (USD 953,678) for 1,114 sqft, translating to AED 3,142 per sqft – roughly 60% below the inferred district median of AED 7,855 per sqft (internal_priceVsMarket_percent 40). This sizeable discount drives an internal gross yield estimate of 7.3%, well above the typical 5‑6% cap rates for comparable Dubai assets. The view of Burj Al Arab and a corner position add intrinsic appeal, while the location score of 65 reflects solid demand in Umm Suqeim. However, the property is off‑plan, with 656 days on market, signalling potential liquidity constraints and the risk of construction delays. The developer, Alhad Real Estate, lacks a widely recognised track record, adding a modest developer‑credit risk. Net yields will be materially lower than the gross 7.3% after accounting for service charges, vacancy and management fees – typically 1‑2 points – leaving an expected net return in the 5.3‑6.3% band. Given the strong price discount and attractive gross yield, the investment merits consideration, but the buyer should weigh the off‑plan execution risk and the thin secondary‑market liquidity before committing.

Ask the seller to substantiate the price with the Dubai Land Department transaction register and use the 60% price‑per‑sqft gap versus the district median as a leverage point. The 656‑day market exposure also supports a request for a further discount or favorable payment terms.

Recent transaction data for Umm Suqeim is unavailable, making the short‑term market picture opaque. Nonetheless, the area’s premium beachfront positioning and sustained interest in high‑end properties suggest demand will remain resilient, with price movements likely to be modest and stable over the next twelve months.