Drops · Realestate · Abu Dhabi · The DunesBackALMIRA-1070-2

5BR VILLA THE DUNES

5BR + 7BA · 11,122 sqft

▼ −8.5%★ Golden VisaVerified 7h ago

Now

$4.08M

was $4.47M−$381K · −8.5%

17-day history

−16dToday

Open on PropertyFinder

17-day history

II · THE THESIS

DEAL SCORE 30 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 30/100 (Fair deal) because seller has made 1 cut since listing 17d ago. A fair offer band sits $3.80M–$3.96M.

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 · 30 PTS

Drop % 15/35

Negotiability 6/25

Confidence 9/10

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

MOTIVATION · 25

1 cut · 17d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −9%

NEGOTIABILITY · LOW

LOW

Suggested offer $3.80M – $3.96M. 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

5 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

The Dunes, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −8.5% · −-$381K

PRICE ACTION · 15 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 15.0MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D15

was $4.47M → $4.08M

15d after listing

−8.5%

-$381K

TOTAL · 15D

−8.5%

-$381K

NARRATIVESingle cut of 8.5% — 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

$21K−$2K / mo

vs $23K at pre-drop price ($4.47M) · See cuts ↓

DOWN PAYMENT

$817K

20% of price

DLD FEE

$163K

4% of price

MORTGAGE REG

$8K

0.25% loan + 290

CASH TO CLOSE

$989K

Day-one out-of-pocket

LOAN AMOUNT

$3.27M

25y · 6.00%

TOTAL INTEREST

$3.05M

Over full term

RENT VS BUY

RENT · ESTIMATE

$20K

/ mo · ~6% gross yield

BUY · NOW

$21K

+$631 / 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 ~$4K/mo.

V · COMPARABLES

THE DUNES · 5BR · ACTIVE

VALUE · 5 COMPS

VALUE HEADLINE

AED 1,349 /sqft-3%

vs area median AED 1,391 /sqft · 4 comps

RANK

3 / 5

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 4 LISTINGS

MORE EXPENSIVE /SQFT

50% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 4 comparables, 2 are more expensive per sqft. The 2 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

THE DUNES · 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

$4.08MThis: $4.08M · 0%

AVG DOM

THIS: 17D · +9D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in The Dunes

Browse

VII · TRUST & ACTION

DATA ATTESTED · 08 AUG, 16:41

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · almira-1070-2

Last verified

…

08 Aug, 16:41

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.