3-BED TOWNHOUSE PARKSIDE 2
3BR + 4BA · 1,483 sqft · Parkside 2
▼ −2.2%★ Golden VisaVerified 3d ago
25-day history
II · THE THESIS
DEAL SCORE 17 / 100WHY THIS IS A DEAL
BOTTOM LINE
Below average — seller has made 1 cut since listing 25d ago. Fair offer band: AED 2.05M–AED 2.13M.
01
HEADLINE · COMPOSITE
Below average
SCORE BREAKDOWN
4
4
9
Drop % 4/35
Negotiability 4/25
Confidence 9/10
Insider unlocks the four evidence rows below.
03
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
Active comps refreshed 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Emaar South, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −2.2% · −-50KPRICE ACTION · 13 DAYS
AskingExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D13
was AED 2.25M → AED 2.20M
13d after listing
−2.2%
-AED 50K
TOTAL · 13D
−2.2%
-AED 50K
NARRATIVESingle cut of 2.2% — 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 ASSUMPTIONSMORTGAGE · 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 11K−AED 258 / mo
vs AED 12K at pre-drop price (AED 2.25M) · See cuts ↓
DOWN PAYMENT
AED 440K
20% of price
DLD FEE
AED 88K
4% of price
MORTGAGE REG
AED 5K
0.25% loan + 290
CASH TO CLOSE
AED 533K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.76M
25y · 6.00%
TOTAL INTEREST
AED 1.64M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 11K
/ mo · ~6% gross yield
BUY · NOW
AED 11K
+AED 340 / 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 RATESIf rates climb to 8%, your payment grows by ~AED 2K/mo.
V · COMPARABLES
EMAAR SOUTH · 3BR · ACTIVEVALUE · 9 COMPS
VALUE HEADLINE
AED 1,483 /sqft+3%
vs area median AED 1,445 /sqft · 8 comps
RANK
6 / 9
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 8 LISTINGS
MORE EXPENSIVE /SQFT
2
25% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 2.20M1,4831,483———Single Row · Genuine · View 24/7 I Vacant · VASTUAED 2.95M2,5101,175——-21%Rented · Back to Back · Landscaped · No AgentsAED 3.00M2,4871,206——-19%Single Row · Vacant and Chiller Free · Area ExpertAED 3.40M2,5631,327——-11%Single Row · Vacant · Mortgage EligibleAED 3.35M2,4861,348——-9%4 BR Villa · Partially Upgraded · Corner UnitAED 3.68M2,5461,445——-3%TAKEAWAYOf 8 comparables, 2 are more expensive per sqft. The 6 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
EMAAR SOUTH · ACTIVE COMPS