Drops · Realestate · Abu Dhabi · The DunesBackKATAL-S-A-KTB-152000631

4BR VILLA THE DUNES

4BR + 7BA · 6,587 sqft

★ Golden VisaVerified 3h ago

Now

AED 10.50M

Open on PropertyFinder

AED 1,594

Price / sqft

−30% vs area median

6,587 sqft

Built-up area

4BR + 7BA

On market

vs 10d median

AED 54,121

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 0 days ago and priced 30% below comparable The Dunes listings.

How do these scores work?

HEADLINE · COMPOSITE

SCORE BREAKDOWN

Awaiting first price event to compute score.

Insider unlocks the four evidence rows below.

BELOW MEDIAN · −30%

−30%

AED 1,594/sqft vs area median 1,391/sqft. See 6 comps ↓

6 ACTIVE COMPS IN THE DUNES

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

6 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 CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders

MONTHLY · NOW

AED 54K

vs AED 54K at pre-drop price (AED 10.50M) · See cuts ↓

DOWN PAYMENT

AED 2.10M

20% of price

DLD FEE

AED 420K

4% of price

MORTGAGE REG

AED 21K

0.25% loan + 290

CASH TO CLOSE

AED 2.54M

Day-one out-of-pocket

LOAN AMOUNT

AED 8.40M

25y · 6.00%

TOTAL INTEREST

AED 7.84M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 53K

/ mo · ~6% gross yield

BUY · NOW

AED 54K

+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

THE DUNES · 4BR · ACTIVE

VALUE · 6 COMPS

VALUE HEADLINE

AED 1,594 /sqft+15%

vs area median AED 1,391 /sqft · 5 comps

RANK

5 / 6

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 5 LISTINGS

MORE EXPENSIVE /SQFT

20% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 10.50M6,5871,594———Single Row Corner · Brand New · Type C · VacantAED 15.00M11,1221,349——-15%Standalone Villa · Corner · Prime Poolside LocationAED 15.00M10,7851,391——-13%Standalone Villa · Corner · Prime Poolside LocationAED 15.00M10,7851,391——-13%Corner Villa · Vacant · Maid's RoomAED 15.00M10,0001,500——-6%Single Row 5BR · Corner VillaAED 15.00M7,3882,030——+27%

TAKEAWAYOf 5 comparables, 1 are more expensive per sqft. The 4 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 10.50M · -30%

AVG DOM

10d

THIS: 0D · −10D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in The Dunes

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · Katal-S-A-KTB-152000631

Last verified

…

08 Sep, 12:47

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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