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BackL-253522

EXCLUSIVE - FULLY UPGRADED - FOUR BEDROOMS

4BR + 4BA · 3,737 sqft

▼ −4.4%★ Golden VisaVerified 1h ago

Now

AED 10.99M

was 11.50M−505K · −4.4%
Open on PropertyFinder

21-day history

AED 2,942

Price / sqft

−1% vs area median

3,737 sqft

Built-up area

4BR + 4BA

118d

On market

vs 17d median

AED 56,673

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 28 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
28/ 100
Fair deal

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN · 28 PTS
8
11
9
Drop % 8/35
Negotiability 11/25
Confidence 9/10

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

02
MOTIVATION · 35
35
1 cut · 118d on market · Price evidence ↓
ListedD0−4%D6+6d
VELOCITY MEDIUM·LATEST CUT −4%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer AED 10.23M – AED 10.67M. Request a callback ↓
ASKSUGGESTED OFFERAED 10.67MAED 10.23MAED 10.99Mlow AED 8.25M
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −1%
−1%
AED 2,942/sqft vs area median 3,010/sqft. See 6 comps ↓
MINMEDIANMAXAED 2,942/SQFT
6 ACTIVE COMPS IN WHISPERING PINES

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
6 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Whispering Pines, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −4.4% · −-505K

PRICE ACTION · 6 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
10.4M11.0M11.5M12.1MAREA MEDIAN · 11.1M−4%
AskingArea median 11.1MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D6
was AED 11.50M → AED 10.99M
6d after listing
−4.4%
-AED 505K
TOTAL · 6D
−4.4%
-AED 505K
NARRATIVESingle cut of 4.4% — 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 ASSUMPTIONS

MORTGAGE · RENT · BREAK-EVEN

YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE Central Bank caps residential mortgages at 25 years tenor and 80% LTV for residents on a first home (≤AED 5M). Drag the sliders to model your own assumptions — actual rates vary by bank and profile.
MONTHLY · NOW
AED 57K−AED 3K / mo

vs AED 59K at pre-drop price (AED 11.50M) · See cuts ↓

DOWN PAYMENT
AED 2.20M
20% of price
DLD FEE
AED 440K
4% of price
MORTGAGE REG
AED 22K
0.25% loan + 290
CASH TO CLOSE
AED 2.66M
Day-one out-of-pocket
LOAN AMOUNT
AED 8.80M
25y · 6.00%
TOTAL INTEREST
AED 8.21M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 56K
/ mo · ~6% gross yield
BUY · NOW
AED 57K
+AED 1K / 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
46.4k56.7k67.9k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 11K/mo.

V · COMPARABLES
WHISPERING PINES · 4BR · ACTIVE

VALUE · 6 COMPS

VALUE HEADLINE
AED 2,942 /sqft-2%

vs area median AED 3,010 /sqft · 5 comps

RANK
3 / 6
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.7M7.8M15.0M3,5504,0164,481SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2,9421743,643
BREAKDOWN · 5 LISTINGS
MORE EXPENSIVE /SQFT
3
60% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
13d
this listing: 27d
NEW THIS WEEK
1
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 10.99M3,7372,942—27d—Fully Upgraded | Semi Detached | Vacant NowAED 695K3,993174—10d-94%Rare Detached Muirfield - Community ViewAED 9.99M3,7372,675—18d-9%New Listing - Muirfield - Larger Plot with PoolAED 11.25M3,7373,010—27d+2%Detached Firestone | Unique | Vacant on TransferAED 14.25M4,2683,339—6d+13%Immaculately Maintained with Elevated Earth Course ViewAED 13.99M3,8423,643—13d+24%
TAKEAWAYOf 5 comparables, 3 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
WHISPERING PINES · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1223↑414 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 11.12MThis: AED 10.99M · -1%
MINMEDIANMAX
AVG DOM
17d
THIS: 118D · +101D
ACTIVE COMPS
6
listings in segment
SIMILAR INVENTORY
Browse drops in Whispering Pines
Browse
VII · TRUST & ACTION
DATA ATTESTED · 25 MAY, 16:25

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · L-253522
Last verified
1h ago
25 May, 16:25
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN WHISPERING PINES · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Lowest Premium | On Central Park | Call Now
VILLA · ELIE SAAB 1
AED 9.80M
ACTIVE LISTING
SCORE 25
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VILLA · REGIONAL
AED 10.35M
ACTIVE LISTING
SCORE 25
Vacant| Opposite Lake | Great Renno Opportunity
VILLA · SPRINGS 6
AED 5.15M
ACTIVE LISTING
SCORE 25
Lowest Premium | Genuine Deal | Call Now
VILLA · ARABIAN RANCHES 3
AED 5.60M
ACTIVE LISTING
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