Drops · Realestate · Abu Dhabi · The DunesBackVI76170ARS

5BR VILLA THE DUNES

5BR + 7BA · 10,785 sqft

★ Golden VisaVerified 2h ago

Now

AED 15.00M

Open on PropertyFinder

AED 1,391

Price / sqft

10,785 sqft

Built-up area

5BR + 7BA

On market

vs 9d median

AED 77,316

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 0 days ago.

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.

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 · 3× daily

BENCHMARK

The Dunes, 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 77K

vs AED 77K at pre-drop price (AED 15.00M) · See cuts ↓

DOWN PAYMENT

AED 3.00M

20% of price

DLD FEE

AED 600K

4% of price

MORTGAGE REG

AED 30K

0.25% loan + 290

CASH TO CLOSE

AED 3.63M

Day-one out-of-pocket

LOAN AMOUNT

AED 12.00M

25y · 6.00%

TOTAL INTEREST

AED 11.19M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 75K

/ mo · ~6% gross yield

BUY · NOW

AED 77K

+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 15K/mo.

V · COMPARABLES

THE DUNES · 5BR · ACTIVE

VALUE · 5 COMPS

VALUE HEADLINE

AED 1,391 /sqft-7%

vs area median AED 1,500 /sqft · 4 comps

RANK

2 / 5

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

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: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 15.00M10,7851,391———Single Row Corner · Brand New · Type C · VacantAED 15.00M11,1221,349——-3%Standalone Villa · Corner · Prime Poolside LocationAED 15.00M10,7851,391——0%Corner Villa · Vacant · Maid's RoomAED 15.00M10,0001,500——+8%Single Row 5BR · Corner VillaAED 15.00M7,3882,030——+46%

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

AREA PULSE · 30D

SLOWING

↓ 0↓1 vs prior 30d

PRICE CUTS · THE DUNES · PROPERTY · 1 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 15.00MThis: AED 15.00M · 0%

AVG DOM

THIS: 0D · −9D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in The Dunes

Browse

VII · TRUST & ACTION

DATA ATTESTED · 05 SEP, 11:47

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · VI76170ARS

Last verified

…

05 Sep, 11:47

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.