Drops · Realestate · Dubai · Tilal Al GhafBackLP49609

4BR VILLA ELAN

4BR + 3BA · 2,174 sqft · Elan

▼ −2.2%Verified 21h ago

Now

€57K

was €58K−€1K · −2.2%

15-day history

Open on PropertyFinder

15-day history

II · THE THESIS

DEAL SCORE 17 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 17/100 (Below average) because seller has made 1 cut since listing 16d ago and priced 3% below comparable Tilal Al Ghaf listings. A fair offer band sits €53K–€55K.

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

HEADLINE · COMPOSITE

Below average

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

SCORE BREAKDOWN · 17 PTS

Drop % 4/35

Negotiability 4/25

Confidence 9/10

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

MOTIVATION · 20

1 cut · 16d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −2%

NEGOTIABILITY · LOW

LOW

Suggested offer €53K – €55K. Find a specialist ↓

BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

BELOW MEDIAN · −3%

−3%

AED 103/sqft vs area median 119/sqft. See 28 comps ↓

28 ACTIVE COMPS IN TILAL AL GHAF

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

28 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Tilal Al Ghaf, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −2.2% · −-€1K

PRICE ACTION · 9 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.2MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was €58K → €57K

9d after listing

−2.2%

-€1K

TOTAL · 9D

−2.2%

-€1K

NARRATIVESingle cut of 2.2% — 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

€292−€7 / mo

vs €299 at pre-drop price (€58K) · See cuts ↓

DOWN PAYMENT

€11K

20% of price

DLD FEE

€2K

4% of price

MORTGAGE REG

€186

0.25% loan + 290

CASH TO CLOSE

€14K

Day-one out-of-pocket

LOAN AMOUNT

€45K

25y · 6.00%

TOTAL INTEREST

€42K

Over full term

RENT VS BUY

RENT · ESTIMATE

€293

/ mo · ~6% gross yield

BUY · NOW

€292

−€1 / mo

0y10y

Buying beats renting after 249.2 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~€58/mo.

V · COMPARABLES

TILAL AL GHAF · 4BR · ACTIVE

VALUE · 28 COMPS

VALUE HEADLINE

AED 103 /sqft-13%

vs area median AED 119 /sqft · 27 comps

RANK

7 / 28

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 27 LISTINGS

MORE EXPENSIVE /SQFT

78% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 27 comparables, 21 are more expensive per sqft. The 6 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

4BR VILLA ELAN

WHY THIS IS A DEAL

PRICE ACTION · 9 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 28 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES