Drops · Realestate · Dubai · IL PrimoBackL-197348

4BR PENTHOUSE IL PRIMO

4BR + 6BA · 5,176 sqft

▼ −3.8%★ Golden VisaVerified 17h ago

Now

AED 26.95M

was 28.00M−1.05M · −3.8%

10-day history

Open on PropertyFinder

10-day history

II · THE THESIS

DEAL SCORE 20 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 20/100 (Fair deal) because seller has made 1 cut since listing 10d ago. A fair offer band sits AED 25.06M–AED 26.14M.

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 · 20 PTS

Drop % 7/35

Negotiability 4/25

Confidence 9/10

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

MOTIVATION · 20

1 cut · 10d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −4%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 25.06M – AED 26.14M. 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

IL Primo, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −3.8% · −-1.05M

PRICE ACTION · 1 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 12.0MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was AED 28.00M → AED 26.95M

1d after listing

−3.8%

-AED 1.05M

TOTAL · 1D

−3.8%

-AED 1.05M

NARRATIVESingle cut of 3.8% — 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 139K−AED 5K / mo

vs AED 144K at pre-drop price (AED 28.00M) · See cuts ↓

DOWN PAYMENT

AED 5.39M

20% of price

DLD FEE

AED 1.08M

4% of price

MORTGAGE REG

AED 54K

0.25% loan + 290

CASH TO CLOSE

AED 6.52M

Day-one out-of-pocket

LOAN AMOUNT

AED 21.56M

25y · 6.00%

TOTAL INTEREST

AED 20.11M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 60K

/ mo · ~6% gross yield

BUY · NOW

AED 139K

+AED 79K / 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 27K/mo.

V · COMPARABLES

IL PRIMO · 4BR · ACTIVE

VALUE · 2 COMPS

VALUE HEADLINE

AED 5,207 /sqft+1073%

vs area median AED 444 /sqft · 1 comps

RANK

2 / 2

MID/HIGH RANGE

AED / SQFT · DISTRIBUTION

BREAKDOWN · 1 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

This listingThisAED 26.95M5,1765,207—0d—Ultra Luxury Living I Stunning Views I Best LayoutAED 2.30M5,176444—0d-91%

TAKEAWAYOf 1 comparables, 0 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

IL PRIMO · 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 12.00MThis: AED 26.95M · +125%

AVG DOM

14d

THIS: 10D · −4D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in IL Primo

Browse

VII · TRUST & ACTION

DATA ATTESTED · 08 AUG, 01:59

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · L-197348

Last verified

…

08 Aug, 01:59

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

VERIFIED SPECIALISTS

No verified specialist for this area yet — leave your number and we'll connect you.

Browse verified specialists

SAVE & SHARE

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