Drops · Realestate · Dubai · Mira Oasis 2BackPP-S-19592

4BR TOWNHOUSE MIRA OASIS 2

4BR + 4BA · 2,409 sqft

▼ −5.5%★ Golden VisaVerified 4h ago

Now

AED 3.45M

was 3.65M−200K · −5.5%

30-day history

−16dToday

Open on PropertyFinder

30-day history

II · THE THESIS

DEAL SCORE 26 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 26/100 (Fair deal) because seller has made 1 cut since listing 30d ago. A fair offer band sits AED 3.21M–AED 3.35M.

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

HEADLINE · COMPOSITE

Fair deal

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

SCORE BREAKDOWN · 26 PTS

Drop % 10/35

Negotiability 7/25

Confidence 9/10

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

MOTIVATION · 25

1 cut · 30d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −5%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 3.21M – AED 3.35M. Find a specialist ↓

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

4 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Mira Oasis 2, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −5.5% · −-200K

PRICE ACTION · 15 DAYS

PRICE / TIME

Y: AED · X: days since listed · Envelope: median ±8%

AED USD EUR

AskingArea median 3.1MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D15

was AED 3.65M → AED 3.45M

15d after listing

−5.5%

-AED 200K

TOTAL · 15D

−5.5%

-AED 200K

NARRATIVESingle cut of 5.5% — 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 18K−AED 1K / mo

vs AED 19K at pre-drop price (AED 3.65M) · See cuts ↓

DOWN PAYMENT

AED 690K

20% of price

DLD FEE

AED 138K

4% of price

MORTGAGE REG

AED 7K

0.25% loan + 290

CASH TO CLOSE

AED 835K

Day-one out-of-pocket

LOAN AMOUNT

AED 2.76M

25y · 6.00%

TOTAL INTEREST

AED 2.57M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 16K

/ mo · ~6% gross yield

BUY · NOW

AED 18K

+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 4K/mo.

V · COMPARABLES

MIRA OASIS 2 · 4BR · ACTIVE

VALUE · 4 COMPS

VALUE HEADLINE

AED 1,432 /sqft+12%

vs area median AED 1,277 /sqft · 3 comps

RANK

4 / 4

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 3 LISTINGS

MORE EXPENSIVE /SQFT

0% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 3 comparables, 0 are more expensive per sqft. The 3 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

MIRA OASIS 2 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

SLOWING

↓ 145↓423 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

AED 3.10MThis: AED 3.45M · +11%

AVG DOM

18d

THIS: 30D · +12D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Mira Oasis 2

Browse

VII · TRUST & ACTION

DATA ATTESTED · 08 AUG, 16:40

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · PP-S-19592

Last verified

…

08 Aug, 16:40

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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