2-BED APARTMENT BINGHATTI GEMS
2BR + 2BA · 931 sqft
▼ −5.9%Verified 22h ago
7-day history
II · THE THESIS
DEAL SCORE 24 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 7d ago. Fair offer band: AED 1.12M–AED 1.16M.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
10
5
9
Drop % 10/35
Negotiability 5/25
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
Binghatti Gems, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −5.9% · −-75KPRICE ACTION · 5 DAYS
AskingExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D5
was AED 1.27M → AED 1.20M
5d after listing
−5.9%
-AED 75K
TOTAL · 5D
−5.9%
-AED 75K
NARRATIVESingle cut of 5.9% — 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 6K−AED 387 / mo
vs AED 7K at pre-drop price (AED 1.27M) · See cuts ↓
DOWN PAYMENT
AED 240K
20% of price
DLD FEE
AED 48K
4% of price
MORTGAGE REG
AED 3K
0.25% loan + 290
CASH TO CLOSE
AED 291K
Day-one out-of-pocket
LOAN AMOUNT
AED 960K
25y · 6.00%
TOTAL INTEREST
AED 896K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 6K
/ mo · ~6% gross yield
BUY · NOW
AED 6K
+AED 185 / 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 1K/mo.
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · H-BR-GEMS-2B
Last verified
…
09 Oct, 20:42
Freshness
3× daily
8h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
No verified specialist for this area yet — leave your number and we'll connect you.
Browse verified specialists