Drops · Realestate · Dubai · Whispering PinesBackDUB150135

4BR VILLA WHISPERING PINES

4BR + 4BA · 4,587 sqft

★ Golden VisaVerified 2h ago

Now

AED 11.25M

Open on PropertyFinder

AED 2,453

Price / sqft

−10% vs area median

4,587 sqft

Built-up area

4BR + 4BA

On market

vs 5d median

AED 57,987

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 9 days ago and priced 10% below comparable Whispering Pines listings.

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

HEADLINE · COMPOSITE

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

SCORE BREAKDOWN

Awaiting first price event to compute score.

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

BELOW MEDIAN · −10%

−10%

AED 2,453/sqft vs area median 3,893/sqft. See 3 comps ↓

3 ACTIVE COMPS IN WHISPERING PINES

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

3 comps · 3× daily

BENCHMARK

Whispering Pines, last 180d

REFRESH

3× daily

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 58K

vs AED 58K at pre-drop price (AED 11.25M) · See cuts ↓

DOWN PAYMENT

AED 2.25M

20% of price

DLD FEE

AED 450K

4% of price

MORTGAGE REG

AED 23K

0.25% loan + 290

CASH TO CLOSE

AED 2.72M

Day-one out-of-pocket

LOAN AMOUNT

AED 9.00M

25y · 6.00%

TOTAL INTEREST

AED 8.40M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 56K

/ mo · ~6% gross yield

BUY · NOW

AED 58K

+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 11K/mo.

V · COMPARABLES

WHISPERING PINES · 4BR · ACTIVE

VALUE · 3 COMPS

VALUE HEADLINE

AED 2,453 /sqft-37%

vs area median AED 3,893 /sqft · 2 comps

RANK

1 / 3

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 2 LISTINGS

MORE EXPENSIVE /SQFT

100% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 11.25M4,5872,453———Firestone Villa with Full Golf Course ViewsAED 12.50M4,8542,575——+5%Exclusive - Fully Upgraded Firestone with Golf ViewAED 15.99M4,1093,893——+59%

TAKEAWAYOf 2 comparables, 2 are more expensive per sqft.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

WHISPERING PINES · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

MEDIAN PRICE · ACTIVE

AED 12.50MThis: AED 11.25M · -10%

AVG DOM

THIS: 9D · +4D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Whispering Pines

Browse

VII · TRUST & ACTION

DATA ATTESTED · 02 SEP, 12:41

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · DUB150135

Last verified

…

02 Sep, 12:41

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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