EXCEPTIONAL LAKEFRONT+SKYLINE CORNER RENOVATED
4BR + 5BA · 11,039 sqft
▼ −31.8%Dropped 2×Verified 10d ago
86-day history · 2 cuts
AED 136
Price / sqft
−54% vs area median
11,039 sqft
Built-up area
4BR + 5BA
122d
On market
vs 25d median
USD 7,732
Mortgage est.
25y · 6% · 20% down
2× / 22d
Drop velocity
Accelerating
🔄Relisted — this listing was removed and reappeared (last: 14 Mar)
II · THE THESIS
DEAL SCORE 94 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Exceptional deal
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 94 PTS
35
20
20
9
10
Drop % 35/35
Negotiability 20/25
Below median 20/20
Confidence 9/10
Relist signal 10/10
Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
33 ACTIVE COMPS IN ENTERTAINMENT FOYER
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
33 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Entertainment Foye, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −31.8% · −-$191KPRICE ACTION · 21 DAYS
AskingArea median 3.3MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D0
was $599K → $517K
0d after listing
−13.6%
-$82K
D21
was $517K → $408K
22d after previous cut
−21.1%
-$109K
TOTAL · 21D
−31.8%
-$191K
NARRATIVESeller has cut 2 times in 22 days — an unusually fast cadence for this segment. Latest cut (21.1%) is a clear capitulation signal.
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 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
$2K−$982 / mo
vs $3K at pre-drop price ($599K) · See cuts ↓
DOWN PAYMENT
$82K
20% of price
DLD FEE
$16K
4% of price
MORTGAGE REG
$896
0.25% loan + 290
CASH TO CLOSE
$99K
Day-one out-of-pocket
LOAN AMOUNT
$327K
25y · 6.00%
TOTAL INTEREST
$305K
Over full term
RENT VS BUY
RENT · ESTIMATE
$4K
/ mo · ~6% gross yield
BUY · NOW
$2K
−$2K / mo
0y10y
Buying beats renting after 0.6 years at the current price.
STRESS TEST
AT VARIOUS RATESIf rates climb to 8%, your payment grows by ~$417/mo.
V · COMPARABLES
ENTERTAINMENT FOYER · 4BR · ACTIVEVALUE · 33 COMPS
VALUE HEADLINE
AED 136 /sqft-49%
vs area median AED 267 /sqft · 32 comps
RANK
9 / 33
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 32 LISTINGS
MORE EXPENSIVE /SQFT
22
69% of comps
CHEAPER /SQFT
10
See table
MEDIAN DOM
30d
this listing: 84d
NEW THIS WEEK
3
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$408K11,039136—84d—Upgraded | Fully Furnished | Vacant$174K10,78459−7.2%61d-57%Ready January | Unfurnished | Private Villa$177K10,64261—30d-55%Lake view | Partially Upgraded | Vacant May$184K11,04361—39d-55%Vastu | Upgraded | Private | Family Home$218K11,04872—30d-47%Fully Furnished | Upgraded | Must See$245K10,28388—8d-35%TAKEAWAYOf 32 comparables, 22 are more expensive per sqft. The 10 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
ENTERTAINMENT FOYER · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET↑ 1860↑1051 vs last 30d
drops detected · UAE-wide
MEDIAN PRICE · ACTIVE
$885KThis: $408K · -54%
AVG DOM
25d
THIS: 122D · +97D
ACTIVE COMPS
33
listings in segment
SIMILAR INVENTORY
Browse drops in Entertainment Foyer
VII · TRUST & ACTION
DATA ATTESTED · 20 MAY, 04:17THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · DREL-3680
Last verified
10d ago
20 May, 04:17
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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