Drops · Realestate · Dubai · Sobha Hartland Waves OpulenceBack06A3C12D-EB37-4B24-8284-E342B9D525D0
2-BED APARTMENT SOBHA HARTLAND WAVES OPULENCE
2BR + 3BA · 1,193 sqft
★ Golden VisaVerified 13h ago
Now
AED 2.60M
AED 2,179
Price / sqft
1,193 sqft
Built-up area
2BR + 3BA
1d
On market
vs 6d 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
5 comps · 3× daily
BENCHMARK
Sobha Hartland Wav, 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
SOBHA HARTLAND WAVES OPULENCE · 2BR · ACTIVEVALUE · 5 COMPS
VALUE HEADLINE
AED 2,179 /sqft+10%
vs area median AED 1,979 /sqft · 4 comps
RANK
5 / 5
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 4 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 2.60M1,1932,179———Hartland view · Study Room · TerraceAED 1.80M1,0701,682——-23%Brand New · Vacant · Lowest Price In MarketAED 2.19M1,2801,711——-21%Maid's Plus Storage · Downtown Views · VacantAED 3.20M1,6171,979——-9%High Floor · Brand New · Community ViewAED 3.80M1,7492,173——0%TAKEAWAYOf 4 comparables, 0 are more expensive per sqft. The 4 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
SOBHA HARTLAND WAVES OPULENCE · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
No coordinates for this area yet.
MEDIAN PRICE · ACTIVE
AED 2.60MThis: AED 2.60M · 0%
AVG DOM
6d
THIS: 1D · −5D
ACTIVE COMPS
5
listings in segment
SIMILAR INVENTORY
Browse drops in Sobha Hartland Waves Opulence
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · 06a3c12d-eb37-4b24-8284-e342b9d525d0
Last verified
…
07 Nov, 04:47
Freshness
3× daily
8h scan window
Method
Direct scrape
Reference-keyed
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