Drops · Realestate · Dubai · Contemporary ClusterBackDREL-13079

4-BED VILLA CLUSTER 32

4BR + 5BA · 10,633 sqft · Cluster 32

★ Golden VisaVerified 22h ago

Now

AED 26.75M

Open on PropertyFinder

AED 2,516

Price / sqft

−21% vs area median

10,633 sqft

Built-up area

4BR + 5BA

12d

On market

vs 8d median

AED 137,880

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 12 days ago and priced 21% below comparable Contemporary Cluster 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 · −21%

−21%

AED 2,516/sqft vs area median 3,268/sqft. See 8 comps ↓

8 ACTIVE COMPS IN CONTEMPORARY CLUSTER

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

8 comps · 3× daily

BENCHMARK

Contemporary Clust, 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 138K

vs AED 138K at pre-drop price (AED 26.75M) · See cuts ↓

DOWN PAYMENT

AED 5.35M

20% of price

DLD FEE

AED 1.07M

4% of price

MORTGAGE REG

AED 54K

0.25% loan + 290

CASH TO CLOSE

AED 6.47M

Day-one out-of-pocket

LOAN AMOUNT

AED 21.40M

25y · 6.00%

TOTAL INTEREST

AED 19.96M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 134K

/ mo · ~6% gross yield

BUY · NOW

AED 138K

+AED 4K / 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 27K/mo.

V · COMPARABLES

CONTEMPORARY CLUSTER · 4BR · ACTIVE

VALUE · 8 COMPS

VALUE HEADLINE

AED 2,516 /sqft-23%

vs area median AED 3,268 /sqft · 7 comps

RANK

1 / 8

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 7 LISTINGS

MORE EXPENSIVE /SQFT

86% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 26.75M10,6332,516———Renovation Potential With Extendable PlotAED 26.75M10,6332,516——0%BEST PRICED · TURN · KEY · 5 BEDROOMAED 31.00M10,7852,874——+14%4 Bed Luxury Lake View Villa · Fully FurnishedAED 32.50M10,0243,242——+29%BCI Finish · Extended VillaAED 35.00M10,7093,268——+30%Brand New Furnished · 5 Beds Extended · ReadyAED 34.90M10,6423,279——+30%

TAKEAWAYOf 7 comparables, 6 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

CONTEMPORARY CLUSTER · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

MEDIAN PRICE · ACTIVE

AED 33.70MThis: AED 26.75M · -21%

AVG DOM

THIS: 12D · +4D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Contemporary Cluster

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · DREL-13079

Last verified

…

09 Oct, 20:43

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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