2-BED TOWNHOUSE THE PULSE VILLAS
2BR + 4BA · 1,397 sqft · The Pulse Villas
▼ −1.4%★ Golden VisaVerified 14h ago
4-day history
II · THE THESIS
DEAL SCORE 33 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 4d ago and priced 26% below comparable The Pulse listings. Fair offer band: AED 2.23M–AED 2.33M.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
3
4
17
9
Drop % 3/35
Negotiability 4/25
Below median 17/20
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
5 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
The Pulse, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −1.4% · −-35KPRICE ACTION · 1 DAYS
AskingArea median 3.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D1
was AED 2.44M → AED 2.40M
1d after listing
−1.4%
-AED 35K
TOTAL · 1D
−1.4%
-AED 35K
NARRATIVESingle cut of 1.4% — 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
AED 12K−AED 180 / mo
vs AED 13K at pre-drop price (AED 2.44M) · See cuts ↓
DOWN PAYMENT
AED 480K
20% of price
DLD FEE
AED 96K
4% of price
MORTGAGE REG
AED 5K
0.25% loan + 290
CASH TO CLOSE
AED 581K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.92M
25y · 6.00%
TOTAL INTEREST
AED 1.79M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 12K
/ mo · ~6% gross yield
BUY · NOW
AED 12K
+AED 371 / 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 2K/mo.
VI · AREA INTEL
THE PULSE · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · TH9913-1
Last verified
…
10 Oct, 05:18
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