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SPACIOUS 2-BR PRIME LOCATION · SINGLE ROW!

2BR + 2BA · 1,262 sqft

▼ −3.0%Verified 11m ago

Now

AED 1.63M

was 1.68M−50K · −3.0%
Open on PropertyFinder

5-day history

AED 1,288

Price / sqft

1,262 sqft

Built-up area

2BR + 2BA

6d

On market

vs 7d median

AED 8,376

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 18 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 18/100 (Below average) because seller has made 1 cut since listing 6d ago. A fair offer band sits AED 1.51M–AED 1.58M.

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

01
HEADLINE · COMPOSITE
18/ 100
Below average

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

SCORE BREAKDOWN · 18 PTS
5
4
9
Drop % 5/35
Negotiability 4/25
Confidence 9/10

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

02
MOTIVATION · 20
20
1 cut · 6d on market · Price evidence ↓
ListedLISTED−3%LATEST+5d
VELOCITY LOW·MOST RECENT CUT −3%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 1.51M – AED 1.58M. Request a callback ↓
ASKSUGGESTED OFFERAED 1.58MAED 1.51MAED 1.63Mlow AED 1.22M
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
5 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Mediterranean Styl, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −3.0% · −-50K

PRICE ACTION · 5 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.2M0.7M1.2M1.8MAREA MEDIAN · 0.2M−3%
AskingArea median 0.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D5
was AED 1.68M → AED 1.63M
5d after listing
−3.0%
-AED 50K
TOTAL · 5D
−3.0%
-AED 50K
NARRATIVESingle cut of 3.0% — early signal that the seller is testing the market.
Unlock the price history · AED 199 / mo

Every cut event · area median overlay · CSV export

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 8K−AED 258 / mo

vs AED 9K at pre-drop price (AED 1.68M) · See cuts ↓

DOWN PAYMENT
AED 325K
20% of price
DLD FEE
AED 65K
4% of price
MORTGAGE REG
AED 4K
0.25% loan + 290
CASH TO CLOSE
AED 394K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.30M
25y · 6.00%
TOTAL INTEREST
AED 1.21M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 925
/ mo · ~6% gross yield
BUY · NOW
AED 8K
+AED 7K / 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
6.9k8.4k10.0k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 2K/mo.

V · COMPARABLES
MEDITERRANEAN STYLE · 2BR · ACTIVE

VALUE · 3 COMPS

VALUE HEADLINE
AED 1,288 /sqft-1%

vs area median AED 1,298 /sqft · 2 comps

RANK
2 / 3
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M0.9M1.7M1,1991,5831,968SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
THIS · 1,288721,298
BREAKDOWN · 2 LISTINGS
MORE EXPENSIVE /SQFT
1
50% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
2
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.63M1,2621,288—0d—Ready to Move|Well Maintained 3BR Villa| GardenAED 135K1,87472—0d-94%Landscaped Garden | Single Row 2BR+Study | Al ReefAED 1.64M1,2631,298—0d+1%
TAKEAWAYOf 2 comparables, 1 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
MEDITERRANEAN STYLE · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 905↓1030 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 185KThis: AED 1.63M · +778%
MINMEDIANMAX
AVG DOM
7d
THIS: 6D · −1D
ACTIVE COMPS
5
listings in segment
SIMILAR INVENTORY
Browse drops in Mediterranean Style
Browse
VII · TRUST & ACTION
DATA ATTESTED · 24 JUN, 21:41

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · 3GECYMMFW40TSCJ66P0RS9EK94
Last verified
…
24 Jun, 21:41
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN MEDITERRANEAN STYLE · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Corner Stand Alone| Upgraded Villa | Rented Unit
TOWNHOUSE · AL SAMHA
AED 1.90M
ACTIVE LISTING
SCORE 25
Luxury 4BR + Maid | Single Row | Big Plot
TOWNHOUSE · GOLF GARDENS
AED 3.80M
ACTIVE LISTING
SCORE 25
3 BR Townhouse in Al Shamkha with Private Garden
TOWNHOUSE · AL SHAMKHA
AED 3.70M
ACTIVE LISTING
SCORE 25
Excellent Condition | Occupied | Motivated Seller
TOWNHOUSE · AL GHADEER
AED 1.40M
ACTIVE LISTING
Browse all drops in real estate →
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