LUXURY LIVING 4 BED PENTHOUSE · DUPLEX
4BR + 5BA · 3,948 sqft
▼ −11.5%Verified 46d ago
62-day history
AED 146
Price / sqft
−81% vs area median
3,948 sqft
Built-up area
4BR + 5BA
102d
On market
vs 12d median
EUR 2,964
Mortgage est.
25y · 6% · 20% down
🔄Relisted — this listing was removed and reappeared (last: 29 Mar)
II · THE THESIS
DEAL SCORE 72 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Great deal
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 72 PTS
20
13
20
9
10
Drop % 20/35
Negotiability 13/25
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
4 ACTIVE COMPS IN MARINA GATE 1
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
4 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Marina Gate 1, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −11.5% · −-€19KPRICE ACTION · 15 DAYS
AskingArea median 3.0MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D15
was €164K → €145K
15d after listing
−11.5%
-€19K
TOTAL · 15D
−11.5%
-€19K
NARRATIVESingle cut of 11.5% — 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 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
€747−€97 / mo
vs €844 at pre-drop price (€164K) · See cuts ↓
DOWN PAYMENT
€29K
20% of price
DLD FEE
€6K
4% of price
MORTGAGE REG
€363
0.25% loan + 290
CASH TO CLOSE
€35K
Day-one out-of-pocket
LOAN AMOUNT
€116K
25y · 6.00%
TOTAL INTEREST
€108K
Over full term
RENT VS BUY
RENT · ESTIMATE
€4K
/ mo · ~6% gross yield
BUY · NOW
€747
−€3K / mo
0y10y
Buying beats renting after 0.2 years at the current price.
STRESS TEST
AT VARIOUS RATESIf rates climb to 8%, your payment grows by ~€148/mo.
V · COMPARABLES
MARINA GATE 1 · 4BR · ACTIVEVALUE · 5 COMPS
VALUE HEADLINE
AED 146 /sqft-95%
vs area median AED 3,074 /sqft · 4 comps
RANK
3 / 5
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 4 LISTINGS
MORE EXPENSIVE /SQFT
2
50% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
12d
this listing: 77d
NEW THIS WEEK
2
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€145K3,948146—77d—Luxury Living | 4 bed Penthouse | Duplex€126K3,948127—6d-13%Luxury Penthouse | Unmatched Building | Best Price€126K3,949127—6d-13%Vacant | Best Deal in Marina Gate | Below Market€1.41M1,8223,074—12d+2005%Vacant | Best Deal in Marina Gate | Below Market€1.45M16933,988—24d+23179%TAKEAWAYOf 4 comparables, 2 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
MARINA GATE 1 · 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
€768KThis: €145K · -81%
AVG DOM
12d
THIS: 102D · +90D
ACTIVE COMPS
4
listings in segment
SIMILAR INVENTORY
Browse drops in Marina Gate 1
VII · TRUST & ACTION
DATA ATTESTED · 13 APR, 22:17THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · AP643545
Last verified
46d ago
13 Apr, 22:17
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
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VIII · NEXT BEST
4 ACTIVE IN MARINA GATE 1 · RANKED BY RECENCYSIMILAR OPPORTUNITIES
SCORE 25
Renovated | Furnished | Ready Now | Bills Included
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ACTIVE LISTING
SCORE 25
Penthouse | Upgraded | 3076 sqft
PENTHOUSE · SOUTH RIDGE 1
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ACTIVE LISTING
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