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Buy · Downtown Dubai · Dubai

Burj Vista · 3 BR overlooking the fountain

Listed by Mohammed Al Falasi4.8 DPDriven PropertiesEnglish · Arabic

Apartment for sale

3 bed3 bath1,880 sqftApartmentMove-in readyBurj View

WATCH · 71PROVERIFIED

RERA + Trakheesi verified

Investor Intelligence

Propora · model v0.1

Deal Score

78/100

vs. local comps

Investor Score

82/100

yield + appreciation

Market Heat

Hot

community demand

Risk Score

Moderate

overpricing + fraud

Gross yield

5.9%

annual / sale price

Net yield est.

4.8%

after service charges

12m forecast

+7.9%

price change

24m forecast

—

price change

Mortgage estimate · 80% LTV · 25-yr · 4.5%

AED 26,458/monthCash to keys ≈ AED 1.4M+AED 317 cash flow / mo

Down-payment + fees assume resident buyer. Forecasts and Investor Score are model estimates, not promises — see DLD data for source comps.

Noor · BUYER ADVOCATEOffer Coach

What should I offer?

Balanced negotiation

Seller's marketYour leverage: 49/100Buyer's market

Open at

AED 5,600,000

your first offer

Walk away above

AED 5,900,000

your ceiling

Realistic discount

~3%

off asking, per the data

You have alternatives. 4 comparable units are actively listed nearby — the seller is competing for you, not the reverse.
Hot community. Downtown Dubai volume is up 8% in 30 days — sellers here are getting their asking prices.

Noor's read: a balanced negotiation. A modest discount is realistic; a lowball likely isn't.

Guidance from public market data — not financial advice. Every deal has facts only a viewing reveals.

Noor · BUYER ADVOCATEOwn vs Rent

Buy this home — or rent it?

Buying wins · break-even ~2y

Renting this unit

AED 29,254/mo

from the listing's own gross yield

Owning it (cash out/mo)

AED 31,757/mo

mortgage + service charge + upkeep

Buying this beats renting it in ~2 years — staying longer than that, renting is the expensive option.

Year-by-year math + assumptions

Year	Net cost of owning	Cost of renting	Ahead
1	AED 478,628	AED 351,050	Renting
2	AED 378,564	AED 702,100	Owning
3	AED 251,183	AED 1,053,150	Owning
5	AED -91,897	AED 1,755,250	Owning
7	AED -564,276	AED 2,457,350	Owning
10	AED -1,549,231	AED 3,510,500	Owning

80% mortgage at 4.5% over 25 years
Rent held flat (conservative — rising rent favours buying)
Appreciation 6.0%/yr (community forecast, capped at 6%)
Service charge AED 18/sqft + 0.5%/yr maintenance
Includes all purchase fees and a 2% exit cost — renters pay neither

True cost to own

Propora transparency

Bayut and Property Finder show the sticker. Here's what you'll actually pay once DLD, agency, trustee and mortgage fees are stacked on top.

Sticker price

AED 6M

What you see on Bayut

Fees + taxes

AED 433,855

7.3% of price

Cash to keys

AED 1.6M

Down-payment + fees

Monthly mortgage · 25-yr · 4.5%AED 26,458/monthLoan: AED 4.8M (80% LTV)

Service charge

AED 41,360/year

AED 22/sqft · approx AED 3,447/month · 1,880 sqft

Per sqft / year

AED 22

Per year

AED 41,360

Per month

AED 3,447

Source: RERA approved. Covers building maintenance, security, lifts, pool, gym and shared utilities. Excludes DEWA, internet and unit-level utilities. Confirm the latest rate with your Property Advisor before signing — RERA rates can be reviewed annually.

10-year UAE residence

This property qualifies for the UAE Golden Visa

Buyers of freehold property at AED 2M and above are eligible for a 10-year, sponsorless, renewable residence permit — including spouse, children of any age, and parents. No minimum stay requirement.

Read the guide

Trust signals

Verified by Propora’s 12-validator pipeline

Owner
Title deed not yet verified.
Listing
Permit on file — in AI moderation review.
Price
Market-band check not yet available.
Availability
Awaiting first availability confirmation.

Trust & fraud check

Propora · auto-screened

Trust score

Trust check passed

RERA permit verified
Trakheesi number verified
No uploader photos or walkthrough video

Market fairness score

23/100+38.6% vs community median

This: AED 3,165 /sqft
Median: AED 2,284 /sqft

Why we flagged it

No uploader photos or walkthrough video — likely placeholder.

Propora screens every listing for missing permits, duplicates, price anomalies and implausible specs. See something we missed?

Noor · BUYER ADVOCATEStraight Talk

The questions to ask before you fall for the photos

Every listing is presented by the seller's side. Noor works for you — here's what to pressure-test before you offer:

Service charge not disclosed
Demand the RERA-approved service charge statement before offering. An undisclosed charge is the most common post-purchase surprise in Dubai.
No floor plan published
You can't judge a layout from photos. Ask for the developer floor plan before booking a viewing — it's a 2-minute request that saves a wasted trip.

None of these are automatic deal-breakers — they're the questions to ask before you fall in love with the photos.

AI Analysis

Confidence: 88%

3BR apartment in Downtown Dubai with burj view — priced in line with the community median.

DLD transaction velocity highForeign buyer hotspotLuxury inventory tighteningGolden Visa eligible

Investment Analysis

Institutional Property Score

6.1/10

Solid Fundamentals

Weighted composite of yield, location, verification, developer track record, liquidity, and price trajectory. Updated nightly from DLD + community signals.

Rental yield

3.5

25%

Location quality

6.5

20%

Verification

9.4

15%

Future value impact

Propora · model v0.1

Built on the Future Skyline 2 km map. Each nearby metro station, mall, school or master plan compounds an effect on this property's value over time — here's what the model projects through 2036.

Year-by-year projectionPeak 2036: +64.5%

20262027202820292030203120322033203420352036

Today → 2031

AED 6M → AED 8M

From baseline UAE growth

+21.7%

From nearby developments

+11.1%

Top contributors

Metro Blue Line — Business Bay Hub
Metro · 0.9 km away · peaks 2029
+6.3%
GEMS Downtown Academy
School · 0.0 km away · peaks 2027
+3.0%
The Address Boulevard Mall
Mall · 0.5 km away · peaks 2028
+2.9%
Burj Crown II
Off-plan tower · 0.5 km away · peaks 2028
-1.9%
Bay Square Tower 19
Off-plan tower · 1.0 km away · peaks 2027
-1.5%
Sheikh Zayed Road Capacity Upgrade
Road / bridge · 0.8 km away · peaks 2026
+1.1%

Model uses a 4.0%/yr baseline + per-project peak impact (metro ~12%, mall ~6%, school ~5%), distance-decayed to 0 at 2 km, weighted by project status. These are projections, not promises — see DLD data for source comps.