Buy · Dubai Creek Harbour · Dubai

Creek Rise · 1 BR off-plan with marina view

Listed by Mohammed Al Falasi4.8 DPDriven PropertiesEnglish · Arabic

Apartment for sale

1 bed2 bath722 sqftApartmentOff-planMarina View

WATCH · 71PROVERIFIED

RERA + Trakheesi verified

Investor Intelligence

Propora · model v0.1

Deal Score

81/100

vs. local comps

Investor Score

88/100

yield + appreciation

Market Heat

Very hot

community demand

Risk Score

Moderate

overpricing + fraud

Gross yield

7.2%

annual / sale price

Net yield est.

6.0%

after service charges

12m forecast

+8.9%

price change

24m forecast

+17.4%

price change

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

AED 5,558/monthCash to keys ≈ AED 300K+AED 1,421 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?

Negotiate with confidence

Seller's marketYour leverage: 63/100Buyer's market

Open at

AED 1,150,000

your first offer

Walk away above

AED 1,200,000

your ceiling

Realistic discount

~5.5%

off asking, per the data

Long time on market. 138 days listed — well past the point most correctly-priced units in this segment go under offer.
You have alternatives. 4 comparable units are actively listed nearby — the seller is competing for you, not the reverse.
Hot community. Dubai Creek Harbour volume is up 17% in 30 days — sellers here are getting their asking prices.

Noor's read: you have real leverage — a below-asking offer backed by these numbers is credible, not insulting.

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 7,500/mo

from the listing's own gross yield

Owning it (cash out/mo)

AED 7,162/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 123,438	AED 90,000	Renting
2	AED 108,303	AED 180,000	Owning
3	AED 87,429	AED 270,000	Owning
5	AED 27,130	AED 450,000	Owning
7	AED -60,333	AED 630,000	Owning
10	AED -249,590	AED 900,000	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 1.3M

What you see on Bayut

Fees + taxes

AED 108,145

8.7% of price

Cash to keys

AED 358.1K

Down-payment + fees

Monthly mortgage · 25-yr · 4.5%AED 5,558/monthLoan: AED 1M (80% LTV)

Service charge

AED 11,552/year

AED 16/sqft · approx AED 963/month · 722 sqft

Per sqft / year

AED 16

Per year

AED 11,552

Per month

AED 963

Source: developer estimate. 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.

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

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:

Off-plan: you're buying a promise, not a home
Before paying anything, verify the RERA escrow account number and the developer's on-time delivery record. Delays of 6–18 months are common; your payment schedule keeps running either way.
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.

To be fair to this listing: it also has a Deal Score of 81/100 and a genuinely strong 7.2% gross yield. The flags above are what to pressure-test — not necessarily reasons to walk.

AI Analysis

Confidence: 88%

1BR apartment in Dubai Creek Harbour with marina view — priced in line with the community median.

Yield above community averageDLD transaction velocity highPrice momentum positiveOff-plan premium areaStrong 5-year appreciation

Investment Analysis

Institutional Property Score

6.6/10

Solid Fundamentals

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

Rental yield

5.8

25%

Location quality

6.4

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: +53.1%

20262027202820292030203120322033203420352036

Today → 2031

AED 1.3M → AED 1.6M

From baseline UAE growth

+21.7%

From nearby developments

+3.4%

Top contributors

Metro Blue Line — Creek Station
Metro · 0.5 km away · peaks 2029
+6.0%
Dubai Creek Tower
Off-plan tower · 0.0 km away · peaks 2029
-2.4%

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.