Drops · Realestate · Dubai · Dubai SouthBack32D51F4B-9C42-43AB-90F7-79442D0D09C8
4-BED VILLA THE PULSE BEACHFRONT 2
4BR + 5BA · 3,297 sqft · The Pulse Beachfront 2
★ Golden VisaVerified 6d ago
Now
AED 5.15M
AED 1,562
Price / sqft
3,297 sqft
Built-up area
4BR + 5BA
10d
On market
vs 11d median
AED 26,545
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
15 comps · Daily
BENCHMARK
Dubai South, last 180d
REFRESH
Daily
IV · CASHFLOW
UAE CB GUIDELINES · YOUR ASSUMPTIONSMORTGAGE · RENT · BREAK-EVEN
YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders
MONTHLY · NOW
AED 27K
vs AED 27K at pre-drop price (AED 5.15M) · See cuts ↓
DOWN PAYMENT
AED 1.03M
20% of price
DLD FEE
AED 206K
4% of price
MORTGAGE REG
AED 11K
0.25% loan + 290
CASH TO CLOSE
AED 1.25M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.12M
25y · 6.00%
TOTAL INTEREST
AED 3.84M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 26K
/ mo · ~6% gross yield
BUY · NOW
AED 27K
+AED 795 / 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 RATESIf rates climb to 8%, your payment grows by ~AED 5K/mo.
V · COMPARABLES
DUBAI SOUTH · 4BR · ACTIVEVALUE · 10 COMPS
VALUE HEADLINE
AED 1,562 /sqft+12%
vs area median AED 1,396 /sqft · 9 comps
RANK
9 / 10
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 9 LISTINGS
MORE EXPENSIVE /SQFT
1
11% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.15M3,2971,562———Close To Amenities · Community ExpertAED 2.20M1,9371,136——-27%Vacant Now · Roof Terrace · Close to LagoonAED 3.85M3,3021,166——-25%Single Row · Vacant · Next to the LagoonAED 3.90M3,3021,181——-24%Vacant · Single Row · Near LagoonAED 4.25M3,2971,289——-17%Semi Detached Villa · Landscaped · Near LagoonAED 4.60M3,2951,396——-11%TAKEAWAYOf 9 comparables, 1 are more expensive per sqft. The 8 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
DUBAI SOUTH · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
STABLE→ 1
PRICE CUTS · DUBAI SOUTH · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 2.65MThis: AED 5.15M · +94%
AVG DOM
11d
THIS: 10D · −1D
ACTIVE COMPS
15
listings in segment
SIMILAR INVENTORY
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