Drops · Realestate · Dubai · Emaar SouthBackPF-LD-2026-1050-NORA
3-BED VILLA GREENVIEWS 2
3BR + 4BA · 1,667 sqft · Greenviews 2
★ Golden VisaVerified 4h ago
Now
AED 2.60M
AED 1,560
Price / sqft
1,667 sqft
Built-up area
3BR + 4BA
0d
On market
vs 9d median
AED 13,401
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
14 comps · 3× daily
BENCHMARK
Emaar South, last 180d
REFRESH
3× daily
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 13K
vs AED 13K at pre-drop price (AED 2.60M) · See cuts ↓
DOWN PAYMENT
AED 520K
20% of price
DLD FEE
AED 104K
4% of price
MORTGAGE REG
AED 5K
0.25% loan + 290
CASH TO CLOSE
AED 629K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.08M
25y · 6.00%
TOTAL INTEREST
AED 1.94M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 13K
/ mo · ~6% gross yield
BUY · NOW
AED 13K
+AED 401 / 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 3K/mo.
V · COMPARABLES
EMAAR SOUTH · 3BR · ACTIVEVALUE · 14 COMPS
VALUE HEADLINE
AED 1,560 /sqft+8%
vs area median AED 1,450 /sqft · 13 comps
RANK
10 / 14
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
4
31% of comps
CHEAPER /SQFT
9
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 2.60M1,6671,560———Single Row · Genuine · View 24/7 I Vacant · VASTUAED 2.95M2,5101,175——-25%Rented · Back to Back · Landscaped · No AgentsAED 3.00M2,4871,206——-23%Vacant · Landscaped · B2B · No AgentsAED 2.15M1,5531,384——-11%Stop Scrolling · GenuineAED 2.20M1,5651,406——-10%Stop Scrolling · Multiple OptionsAED 2.15M1,4971,436——-8%TAKEAWAYOf 13 comparables, 4 are more expensive per sqft. The 9 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export