Drops · Realestate · Dubai · Mira Oasis 3BackL-293146

3BR VILLA MIRA OASIS 3

3BR + 2BA · 4,625 sqft

▼ −7.2%★ Golden VisaVerified 2d ago

Now

AED 5.80M

was 6.25M−450K · −7.2%

8-day history

Open on PropertyFinder

8-day history

II · THE THESIS

DEAL SCORE 28 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 28/100 (Fair deal) because seller has made 1 cut since listing 10d ago. A fair offer band sits AED 5.39M–AED 5.63M.

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 · 28 PTS

Drop % 13/35

Negotiability 6/25

Confidence 9/10

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

MOTIVATION · 25

1 cut · 10d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −7%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 5.39M – AED 5.63M. 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

10 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Mira Oasis 3, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −7.2% · −-450K

PRICE ACTION · 4 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

was AED 6.25M → AED 5.80M

4d after listing

−7.2%

-AED 450K

TOTAL · 4D

−7.2%

-AED 450K

NARRATIVESingle cut of 7.2% — 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

AED 30K−AED 2K / mo

vs AED 32K at pre-drop price (AED 6.25M) · See cuts ↓

DOWN PAYMENT

AED 1.16M

20% of price

DLD FEE

AED 232K

4% of price

MORTGAGE REG

AED 12K

0.25% loan + 290

CASH TO CLOSE

AED 1.40M

Day-one out-of-pocket

LOAN AMOUNT

AED 4.64M

25y · 6.00%

TOTAL INTEREST

AED 4.33M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 16K

/ mo · ~6% gross yield

BUY · NOW

AED 30K

+AED 14K / 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 6K/mo.

V · COMPARABLES

MIRA OASIS 3 · 3BR · ACTIVE

VALUE · 10 COMPS

VALUE HEADLINE

AED 1,254 /sqft-7%

vs area median AED 1,342 /sqft · 9 comps

RANK

4 / 10

MID/HIGH RANGE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 9 LISTINGS

MORE EXPENSIVE /SQFT

67% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 9 comparables, 6 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 3 · 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 3.13MThis: AED 5.80M · +86%

AVG DOM

17d

THIS: 10D · −7D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Mira Oasis 3

Browse

3BR VILLA MIRA OASIS 3

WHY THIS IS A DEAL

PRICE ACTION · 4 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 10 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES