Drops · Realestate · Dubai · Arabian RanchesBackRAN260553

4BR VILLA SAHEEL 1

4BR + 4BA · 3,560 sqft · Saheel 1

★ Golden VisaVerified 2h ago

Now

AED 12.50M

Open on Bayut

AED 3,511

Price / sqft

−4% vs area median

3,560 sqft

Built-up area

4BR + 4BA

On market

vs 2d median

AED 64,430

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 0 days ago and priced 4% below comparable Arabian Ranches listings.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN

Awaiting first price event to compute score.

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

BELOW MEDIAN · −4%

−4%

AED 3,511/sqft vs area median 2,255/sqft. See 8 comps ↓

8 ACTIVE COMPS IN ARABIAN RANCHES

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

8 comps · Daily

BENCHMARK

Arabian Ranches, last 180d

REFRESH

Daily

IV · CASHFLOW

UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · RENT · BREAK-EVEN

YOUR ASSUMPTIONS

Down payment20%

15%40%

Interest rate6.00%

3.50%8.00%

Term25 yr

15 yr30 yr

UAE Central Bank caps residential mortgages at 25 years tenor and 80% LTV for residents on a first home (≤AED 5M). Drag the sliders to model your own assumptions — actual rates vary by bank and profile.

MONTHLY · NOW

AED 64K

vs AED 64K at pre-drop price (AED 12.50M) · See cuts ↓

DOWN PAYMENT

AED 2.50M

20% of price

DLD FEE

AED 500K

4% of price

MORTGAGE REG

AED 25K

0.25% loan + 290

CASH TO CLOSE

AED 3.03M

Day-one out-of-pocket

LOAN AMOUNT

AED 10.00M

25y · 6.00%

TOTAL INTEREST

AED 9.33M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 63K

/ mo · ~6% gross yield

BUY · NOW

AED 64K

+AED 2K / mo

Your monthly cost is already higher than the rent estimate — the buy vs rent break-even leans on price appreciation rather than monthly cash flow.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 13K/mo.

V · COMPARABLES

ARABIAN RANCHES · 4BR · ACTIVE

VALUE · 6 COMPS

VALUE HEADLINE

AED 3,511 /sqft+56%

vs area median AED 2,255 /sqft · 5 comps

RANK

6 / 6

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 5 LISTINGS

MORE EXPENSIVE /SQFT

0% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 12.50M3,5603,511———Park Backing | Big Plot | Quiet LocationAED 13.75M9,2931,480——-58%4 Bedrooms | Fully Upgraded | Large PlotAED 13.50M8,6391,563——-55%Owner occupied I Quiet location I Stunning GardenAED 6.20M2,7472,255——-36%Internal Type 7 | Renovation Opportunity | VASTUAED 8.40M3,3242,527——-28%Extended Resort Style 4BR+ Maid | Type 7 | VacantAED 11.75M3,7003,176——-10%

TAKEAWAYOf 5 comparables, 0 are more expensive per sqft. The 5 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

ARABIAN RANCHES · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D

SLOWING

↓ 0↓1 vs prior 30d

PRICE CUTS · ARABIAN RANCHES · PROPERTY · 1 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 13.00MThis: AED 12.50M · -4%

AVG DOM

THIS: 0D · −2D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Arabian Ranches

Browse

VII · TRUST & ACTION

DATA ATTESTED · 29 AUG, 07:16

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

Bayut

Ref · RAN260553

Last verified

…

29 Aug, 07:16

Freshness

Daily

24h scan window

Method

Direct scrape

Reference-keyed

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