2BR Apartment in Zabeel · Near Metro

The listing is an off‑plan 2‑bedroom, 2‑bathroom apartment of 1,183 sqft priced at AED 2,770,000 (AED 2,342/sqft). Internal scoring shows a modest overall score (47) but a solid location rating (67) and a high internal estimated gross yield of 7.5%. The price‑vs‑market metric of 31% indicates the asking price is significantly below the inferred district median of about AED 3,394 per sqft, creating a clear pricing advantage. This discount, combined with a gross yield that exceeds typical Dubai off‑plan returns (5‑6%), drives the primary investment appeal. However, the unit is still under development, reflected by a 296‑day market exposure and the off‑plan status. These factors introduce construction‑delay risk and liquidity concerns, especially given the developer, Eivan Properties, is not among the most established players in the market. The internal risk index of 38 suggests moderate risk, and the lack of a robust comparable sample (sampleSize 0) limits confidence in the price positioning. Net yields will be materially lower than the gross 7.5% after accounting for service charges, vacancy, and management fees (typically 1‑2 percentage points).

Anchor the offer on the 31% price gap versus the inferred district median (AED 2,342 vs ~AED 3,394 per sqft) and the 296 days the unit has lingered on market. Request a price reduction proportional to this gap, aiming for a per‑sqft price around AED 2,100. Prior to committing, verify the transaction history in the Dubai Land Department register to confirm the unit’s pricing and any recent comparable sales.

Given the absence of recent listings and price data for Bur Dubai, market signals are limited. Investors should monitor upcoming releases and macro trends, but short‑term outlook remains uncertain.