Drops · Realestate · Dubai · Jumeirah Golf EstatesBackDUB150236__JF

4-BED VILLA WHISPERING PINES

4BR + 5BA · 4,134 sqft · Whispering Pines

★ Golden VisaVerified 4h ago

Now

AED 9.95M

Open on PropertyFinder

AED 2,407

Price / sqft

−54% vs area median

4,134 sqft

Built-up area

4BR + 5BA

On market

vs 2d median

AED 51,286

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 3 days ago and priced 54% below comparable Jumeirah Golf Estates 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 · −54%

−54%

AED 2,407/sqft vs area median 2,762/sqft. See 10 comps ↓

10 ACTIVE COMPS IN JUMEIRAH GOLF ESTATES

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

10 comps · 3× daily

BENCHMARK

Jumeirah Golf Esta, 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 51K

vs AED 51K at pre-drop price (AED 9.95M) · See cuts ↓

DOWN PAYMENT

AED 1.99M

20% of price

DLD FEE

AED 398K

4% of price

MORTGAGE REG

AED 20K

0.25% loan + 290

CASH TO CLOSE

AED 2.41M

Day-one out-of-pocket

LOAN AMOUNT

AED 7.96M

25y · 6.00%

TOTAL INTEREST

AED 7.43M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 50K

/ mo · ~6% gross yield

BUY · NOW

AED 51K

+AED 2K / 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 10K/mo.

V · COMPARABLES

JUMEIRAH GOLF ESTATES · 4BR · ACTIVE

VALUE · 8 COMPS

VALUE HEADLINE

AED 2,407 /sqft-13%

vs area median AED 2,762 /sqft · 7 comps

RANK

3 / 8

MID/HIGH RANGE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 7 LISTINGS

MORE EXPENSIVE /SQFT

71% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 9.95M4,1342,407———NewAED 17.50M10,1081,731——-28%Corner Plot with Private DrivewayAED 11.25M4,7102,389——-1%Plot Firestone with Golf ViewAED 12.45M5,1232,430——+1%Best Value Golf View of Its SizeAED 19.95M7,2242,762——+15%Golf View · RenovatedAED 25.50M8,9092,862——+19%

TAKEAWAYOf 7 comparables, 5 are more expensive per sqft. The 2 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

JUMEIRAH GOLF ESTATES · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

BUYER'S MARKET

↑ 1↑1 vs prior 30d

PRICE CUTS · JUMEIRAH GOLF ESTATES · PROPERTY · 0 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 21.73MThis: AED 9.95M · -54%

AVG DOM

THIS: 3D · +1D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Jumeirah Golf Estates

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · DUB150236__JF

Last verified

…

22 Oct, 13:29

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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