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UPGRADED CORNER SINGLE ROW VILLA NOYA LUMA,YAS

5BR + 7BA · 4,133 sqft

Verified 16h ago

Now

AED 460K

Open on PropertyFinder

AED 111

Price / sqft

4,133 sqft

Built-up area

5BR + 7BA

2d

On market

vs 13d median

AED 2,371

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 2 days ago.

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

01
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.

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
19 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Noya Luma, last 180d
REFRESH
Hourly
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 2K

vs AED 2K at pre-drop price (AED 460K) · See cuts ↓

DOWN PAYMENT
AED 92K
20% of price
DLD FEE
AED 18K
4% of price
MORTGAGE REG
AED 1K
0.25% loan + 290
CASH TO CLOSE
AED 112K
Day-one out-of-pocket
LOAN AMOUNT
AED 368K
25y · 6.00%
TOTAL INTEREST
AED 343K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 1K
/ mo · ~6% gross yield
BUY · NOW
AED 2K
+AED 996 / 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
1.9k2.4k2.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 469/mo.

V · COMPARABLES
NOYA LUMA · 5BR · ACTIVE

VALUE · 11 COMPS

VALUE HEADLINE
AED 111 /sqft+39%

vs area median AED 80 /sqft · 10 comps

RANK
7 / 11
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M4.6M8.9M2,3214,0955,870SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 111432,057
BREAKDOWN · 10 LISTINGS
MORE EXPENSIVE /SQFT
3
30% of comps
CHEAPER /SQFT
7
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
10
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 460K4,133111—0d—Stand Alone 4 BHK Villa |Single Row |Huge BackyardAED 240K5,59043—0d-61%Where Modern Living Meets Space and LuxuryAED 240K4,53153—0d-52%Single Row | Vacant 4BR +Pool+Maid | Yas IslandAED 240K4,53153−22.6%0d-52%Single Row | Ready to Move | Great LocationAED 290K4,53164—0d-42%Ready to Move | Modern Living | Great CommunityAED 280K3,74675−3.4%0d-32%
TAKEAWAYOf 10 comparables, 3 are more expensive per sqft. The 7 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
NOYA LUMA · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 706↓1229 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 275KThis: AED 460K · +67%
MINMEDIANMAX
AVG DOM
13d
THIS: 2D · −11D
ACTIVE COMPS
19
listings in segment
SIMILAR INVENTORY
Browse drops in Noya Luma
Browse
VII · TRUST & ACTION
DATA ATTESTED · 12 JUN, 16:48

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · 5016SVP1EQY6K201TDNSJ721DG
Last verified
…
12 Jun, 16:48
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN NOYA LUMA · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
√Brand New Single Row Modern Villa! Spacious Plot√
VILLA · LEA
AED 450K
ACTIVE LISTING
SCORE 25
Single Row Corner |Private Garden+Pool |Furnished
VILLA · NOYA LUMA
AED 460K
ACTIVE LISTING
SCORE 25
Brand New | Single Row Family 4BR+Maid | Yas Acres
VILLA · THE MAGNOLIAS
AED 330K
ACTIVE LISTING
SCORE 25
Price Drop | 0%Commission | Move-In Ready
VILLA · AL SHAMKHA
AED 200K
ACTIVE LISTING
Browse all drops in real estate →
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