2-BED APARTMENT OCEAN TERRACE
2BR + 3BA · 1,453 sqft
▼ −2.4%★ Golden VisaVerified 14h ago
4-day history
II · THE THESIS
DEAL SCORE 17 / 100WHY THIS IS A DEAL
BOTTOM LINE
Below average — seller has made 1 cut since listing 9d ago. Fair offer band: €480K–€501K.
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
Ocean Terrace, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −2.4% · −-€13KPRICE ACTION · 2 DAYS
AskingExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D2
was €529K → €516K
2d after listing
−2.4%
-€13K
TOTAL · 2D
−2.4%
-€13K
NARRATIVESingle cut of 2.4% — 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
€3K−€65 / mo
vs €3K at pre-drop price (€529K) · See cuts ↓
DOWN PAYMENT
€103K
20% of price
DLD FEE
€21K
4% of price
MORTGAGE REG
€1K
0.25% loan + 290
CASH TO CLOSE
€125K
Day-one out-of-pocket
LOAN AMOUNT
€413K
25y · 6.00%
TOTAL INTEREST
€385K
Over full term
RENT VS BUY
RENT · ESTIMATE
€3K
/ mo · ~6% gross yield
BUY · NOW
€3K
+€80 / 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 ~€527/mo.
V · COMPARABLES
OCEAN TERRACE · 2BR · ACTIVEVALUE · 2 COMPS
VALUE HEADLINE
AED 1,411 /sqft+2%
vs area median AED 1,383 /sqft · 1 comps
RANK
2 / 2
MID/HIGH RANGE
AED / SQFT · DISTRIBUTION
BREAKDOWN · 1 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€516K1,4531,411———Fully Renovated€315K9041,383——-2%TAKEAWAYOf 1 comparables, 0 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
OCEAN TERRACE · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · AP11320ACS
Last verified
…
10 Oct, 05:19
Freshness
3× daily
8h scan window
Method
Direct scrape
Reference-keyed
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