Drops · Realestate · Dubai · Oasis ClustersBackDREL-12647-P

4-BED VILLA CLUSTER 44

4BR + 5BA · 10,636 sqft · Cluster 44

★ Golden VisaVerified 4h ago

Now

AED 23.50M

Open on PropertyFinder

AED 2,209

Price / sqft

−33% vs area median

10,636 sqft

Built-up area

4BR + 5BA

On market

vs 7d median

AED 121,129

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 6 days ago and priced 33% below comparable Oasis Clusters 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 · −33%

−33%

AED 2,209/sqft vs area median 2,797/sqft. See 6 comps ↓

6 ACTIVE COMPS IN OASIS CLUSTERS

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 · 3× daily

BENCHMARK

Oasis Clusters, 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 121K

vs AED 121K at pre-drop price (AED 23.50M) · See cuts ↓

DOWN PAYMENT

AED 4.70M

20% of price

DLD FEE

AED 940K

4% of price

MORTGAGE REG

AED 47K

0.25% loan + 290

CASH TO CLOSE

AED 5.69M

Day-one out-of-pocket

LOAN AMOUNT

AED 18.80M

25y · 6.00%

TOTAL INTEREST

AED 17.54M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 118K

/ mo · ~6% gross yield

BUY · NOW

AED 121K

+AED 4K / 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 24K/mo.

V · COMPARABLES

OASIS CLUSTERS · 4BR · ACTIVE

VALUE · 6 COMPS

VALUE HEADLINE

AED 2,209 /sqft-21%

vs area median AED 2,797 /sqft · 5 comps

RANK

2 / 6

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 5 LISTINGS

MORE EXPENSIVE /SQFT

80% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 23.50M10,6362,209———RENOVATED · 4 BEDROOM · CLOSE TO MOSQUEAED 21.00M10,0462,090——-5%5 Beds Furnished · Extended PlotAED 34.00M12,5562,708——+23%ULTRA RARE · FULLY EXTENDED · UPRGRADEDAED 37.50M13,4072,797——+27%EXTENDED · CORNER PLOTAED 36.00M12,8212,808——+27%New to Market · Extended · Plot 12,821 sq.ftAED 36.00M12,8212,808——+27%

TAKEAWAYOf 5 comparables, 4 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

OASIS CLUSTERS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

BUYER'S MARKET

↑ 1↑1 vs prior 30d

PRICE CUTS · OASIS CLUSTERS · PROPERTY · 0 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 35.00MThis: AED 23.50M · -33%

AVG DOM

THIS: 6D · −1D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Oasis Clusters

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · DREL-12647-P

Last verified

…

03 Nov, 15:52

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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