MGS "Edgewater Residences Phase 3"
MGS Development · Dubai Islands · Dubai
SKID Score5.8 / 10
SKID Score
5.8 / 10
Proceed with caution
Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price.
SKID warning
This project appears expensive relative to comparable transactions.
- Published price
- From AED 2.18M
- Payment plan
- —
- Handover
- Jun 2027
- Available units
- 1–4 beds · Freehold
- Gross yield
- 4.8%
- Fair value
- +33.7%
- Risk
- Medium
- At handover
- Plan not published
SKID intelligence
How does this project compare across all 10 factors?
- Gross yield
- 4.8%
- Fair value
- +33.7%
↓ 0.6 since last analysis
Last evaluated: 2026-10-21
01 · Ranked
10 factors
0% total
Tap any slice or factor below to inspect how SKID weighs and verifies it.
Why SKID gave it 5.8
| Factor | Weight | Score |
|---|---|---|
Location Waterfront or beach positioning | 26.7% | 7.4/ 10 |
Entry price Launch is +33.7% versus median DLD sale price per sq ft in this community | 20% | 3.2/ 10 |
Supply / competition Heavy competing supply: 62 other launches in Dubai Islands | 13.3% | 3.6/ 10 |
Appreciation potential Community closed-sale trend is +0.0% year on year | 13.3% | 6.3/ 10 |
Rental yield Implied gross yield is 4.8% against community rents | 10% | 5.2/ 10 |
Delivery risk Handover sits in a typical 1–3 year off-plan window | 6.7% | 8.6/ 10 |
Service charges Service charge published at 19 | 3.3% | 5.5/ 10 |
Exit liquidity 88 closed sales in the last year in this community | 6.7% | 8.6/ 10 |
Strong
- • Handover sits in a typical 1–3 year off-plan window
- • 88 closed sales in the last year in this community
Watch
- • Waterfront or beach positioning
- • Community closed-sale trend is +0.0% year on year
Risk
- • Launch is +33.7% versus median DLD sale price per sq ft in this community
- • Heavy competing supply: 62 other launches in Dubai Islands
- • Implied gross yield is 4.8% against community rents
- • Service charge published at 19
🤖What the agents are saying & Did each agent do its job?Show audit details ▾
Did each agent do its job?
No current news specifically about this project, developer, or community, so news did not change the SKID score.
MGS Development is named, but there is no completed project on this catalog and no delivery record, so developer history did not change the SKID score. Delivery risk 8.6 / 10. Handover sits in a typical 1–3 year off-plan window.
Community read for Dubai Islands: location 7.4 / 10, supply 3.6 / 10. Waterfront or beach positioning Heavy competing supply: 62 other launches in Dubai Islands
Pricing agent: Launch is +33.7% versus median DLD sale price per sq ft in this community Service charge published at 19 88 closed sales in the last year in this community
ROI agent: Community closed-sale trend is +0.0% year on year Implied gross yield is 4.8% against community rents
No payment plan split was published, so the payment plan did not change the SKID score.
Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price.
What the agents are saying
News sentiment
No current news specifically about this project, developer, or community, so news did not change the SKID score.
Developer evaluation
MGS Development is named, but there is no completed project on this catalog and no delivery record, so developer history did not change the SKID score. Delivery risk 8.6 / 10. Handover sits in a typical 1–3 year off-plan window.
Community
Community read for Dubai Islands: location 7.4 / 10, supply 3.6 / 10. Waterfront or beach positioning Heavy competing supply: 62 other launches in Dubai Islands
Pricing
Pricing agent: Launch is +33.7% versus median DLD sale price per sq ft in this community Service charge published at 19 88 closed sales in the last year in this community
ROI
ROI agent: Community closed-sale trend is +0.0% year on year Implied gross yield is 4.8% against community rents
Payment plan
No payment plan split was published, so the payment plan did not change the SKID score.
Orchestrator
Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price.
Location
Dubai Islands · Dubai
Recent sales nearby
| Date | Type | Price | Sq ft | AED / sq ft |
|---|---|---|---|---|
| 2026-07-07 | Off-plan · Apartment | AED 2.83M | 1,272 | 2,223 |
| 2026-07-07 | Off-plan · Apartment | AED 2.66M | 1,585 | 1,676 |
| 2026-07-07 | Off-plan · Apartment | AED 4.26M | 2,295 | 1,858 |
| 2026-07-07 | Off-plan · Apartment | AED 3.23M | 1,568 | 2,060 |
| 2026-07-06 | Off-plan · Apartment | AED 4.15M | 1,504 | 2,760 |
| 2026-07-06 | Off-plan · Apartment | AED 4.35M | 1,635 | 2,661 |
| 2026-07-06 | Off-plan · Apartment | AED 3.37M | 1,553 | 2,170 |
| 2026-07-06 | Off-plan · Apartment | AED 3.4M | 1,550 | 2,194 |
Closed sales in this community. These are not this tower's own contracts unless the record says so.
Available units
1–4 beds · Apartments, Penthouse
AED 2.18M – AED 6.39M
645 – 1,533 sq.ft
AED 7.13M – AED 11.35M
1,690 – 2,579 sq.ft
AED 12.09M – AED 16.3M
2,736 – 3,624 sq.ft
AED 17.04M – AED 21.26M
3,781 – 4,669 sq.ft
From AED 22M
4,826 sq.ft
From 645 sq ft / sq m as published
Service charge 19
Amenities
- Children’s Pool
- Kids’ Play Area
- Lobby
- Open-Air Gym
- Recreational Areas
- Jogging Tracks
- Meditation Zone
- Lift
- Leisure Areas
- Social Zone
- Yoga Studio
- Shared Gym
- Paddle court
Compare
MGS "Edgewater Residences Phase 3"
From AED 2.18M · ★ 5.8 / 10
Questions about this launch
- Who is building MGS "Edgewater Residences Phase 3"?
- MGS Development is the developer named on this launch.
- When is handover for MGS "Edgewater Residences Phase 3"?
- The published handover is Jun 2027.
- What is the starting price of MGS "Edgewater Residences Phase 3"?
- The published starting price is AED 2.18M.
- What does the SKID screen mean for MGS "Edgewater Residences Phase 3"?
- The SKID screen for this launch in Dubai Islands is 80 out of 100. It ranks the published payment plan, handover date, starting price, and whether a developer is named. It is not a buy signal. Run the simulation before you reserve.