2-BED VILLA SPRINGS 6
2BR + 4BA · 1,936 sqft · Springs 6
▼ −4.3%★ Golden VisaVerified 15h ago
10-day history
II · THE THESIS
DEAL SCORE 26 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 10d ago and priced 9% below comparable The Springs listings. Fair offer band: AED 3.16M–AED 3.30M.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
7
4
6
9
Drop % 7/35
Negotiability 4/25
Below median 6/20
Confidence 9/10
Insider unlocks the four evidence rows below.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
22 ACTIVE COMPS IN THE SPRINGS
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
22 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
The Springs, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −4.3% · −-151KPRICE ACTION · 5 DAYS
AskingArea median 3.7MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D5
was AED 3.55M → AED 3.40M
5d after listing
−4.3%
-AED 151K
TOTAL · 5D
−4.3%
-AED 151K
NARRATIVESingle cut of 4.3% — 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 18K−AED 778 / mo
vs AED 18K at pre-drop price (AED 3.55M) · See cuts ↓
DOWN PAYMENT
AED 680K
20% of price
DLD FEE
AED 136K
4% of price
MORTGAGE REG
AED 7K
0.25% loan + 290
CASH TO CLOSE
AED 823K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.72M
25y · 6.00%
TOTAL INTEREST
AED 2.54M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 17K
/ mo · ~6% gross yield
BUY · NOW
AED 18K
+AED 525 / 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 3K/mo.
V · COMPARABLES
THE SPRINGS · 2BR · ACTIVEVALUE · 21 COMPS
VALUE HEADLINE
AED 1,756 /sqft-1%
vs area median AED 1,778 /sqft · 20 comps
RANK
10 / 21
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 20 LISTINGS
MORE EXPENSIVE /SQFT
11
55% of comps
CHEAPER /SQFT
9
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.40M1,9361,756———Extended 4E · Converted · Fully Upgraded VillaAED 3.85M2,5931,485——-15%unit in 4E Vacant 2 bed with study closeAED 3.40M2,2551,508——-14%Type 4E · Renovation Opportunity · VacantAED 3.80M2,5111,513——-14%Springs 2 · Type 4E · Vacant on TransferAED 3.95M2,5961,522——-13%TYPE 4E VILLA · PRIVATE GARDEN · SINGLE ROWAED 3.00M1,8571,616——-8%TAKEAWAYOf 20 comparables, 11 are more expensive per sqft. The 9 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export