Drops · Realestate · Dubai · Mediterranean ClustersBackDUB142401

4-BED VILLA CLUSTER 21

4BR + 5BA · 10,290 sqft · Cluster 21

★ Golden VisaVerified 6d ago

Now

AED 29.00M

Open on PropertyFinder

AED 2,818

Price / sqft

−8% vs area median

10,290 sqft

Built-up area

4BR + 5BA

10d

On market

vs 10d median

AED 149,478

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 10 days ago and priced 8% below comparable Mediterranean Clusters 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 · −8%

−8%

AED 2,818/sqft vs area median 3,304/sqft. See 4 comps ↓

4 ACTIVE COMPS IN MEDITERRANEAN CLUSTERS

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

4 comps · 3× daily

BENCHMARK

Mediterranean Clus, 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 149K

vs AED 149K at pre-drop price (AED 29.00M) · See cuts ↓

DOWN PAYMENT

AED 5.80M

20% of price

DLD FEE

AED 1.16M

4% of price

MORTGAGE REG

AED 58K

0.25% loan + 290

CASH TO CLOSE

AED 7.02M

Day-one out-of-pocket

LOAN AMOUNT

AED 23.20M

25y · 6.00%

TOTAL INTEREST

AED 21.64M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 145K

/ mo · ~6% gross yield

BUY · NOW

AED 149K

+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 30K/mo.

V · COMPARABLES

MEDITERRANEAN CLUSTERS · 4BR · ACTIVE

VALUE · 4 COMPS

VALUE HEADLINE

AED 2,818 /sqft-15%

vs area median AED 3,304 /sqft · 3 comps

RANK

2 / 4

MID/HIGH RANGE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 3 LISTINGS

MORE EXPENSIVE /SQFT

67% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 29.00M10,2902,818———Lake View · to Market · Garden HallAED 24.75M10,6432,325——-17%FULLY EXTENDED · LAKE & SKYLINE · 5 BEDROOMAED 34.00M10,2893,304——+17%SKYLINE VIEWS · EXTENDED · PRIME POSITIONAED 35.00M10,0353,488——+24%

TAKEAWAYOf 3 comparables, 2 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

MEDITERRANEAN CLUSTERS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

MEDIAN PRICE · ACTIVE

AED 31.50MThis: AED 29.00M · -8%

AVG DOM

10d

THIS: 10D · −0D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Mediterranean Clusters

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · DUB142401

Last verified

…

04 Oct, 19:23

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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