UAEDrops

Scanning the UAE market

BackBH-R-219119

SINGLE ROW BIG PLOT · MULTIPLE OPTIONS

4BR + 5BA · 5,086 sqft · Nad Al Sheba Gardens 1

▼ −31.3%Verified 4h ago

Now

AED 550K

was 800K−250K · −31.3%
Open on PropertyFinder

1-day history

AED 108

Price / sqft

5,086 sqft

Built-up area

4BR + 5BA

110d

On market

vs 14d median

AED 2,835

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 08 Jun)
II · THE THESIS
DEAL SCORE 69 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 69/100 (Great deal) because seller has made 1 cut since listing 110d ago. A fair offer band sits AED 484K–AED 523K.

All four signals + supporting evidence below. How do these scores work?

01
HEADLINE · COMPOSITE
69/ 100
Great deal

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN · 69 PTS
35
15
9
10
Drop % 35/35
Negotiability 15/25
Confidence 9/10
Relist signal 10/10
Drop %·35/35Negotiability·15/25Confidence·9/10Relist signal·10/10

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

02
MOTIVATION · 55
55
1 cut · 110d on market · Price evidence ↓
ListedLISTED−31%LATEST+86d
VELOCITY MEDIUM·MOST RECENT CUT −31%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer AED 484K – AED 523K. Request a callback ↓
ASKSUGGESTED OFFERAED 523KAED 484KAED 550Klow AED 413K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
16 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Nad Al Sheba Garde, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −31.3% · −-250K

PRICE ACTION · 86 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.5M0.6M0.7M0.8MAREA MEDIAN · 0.5M−31%
AskingArea median 0.5MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D86
was AED 800K → AED 550K
86d after listing
−31.3%
-AED 250K
TOTAL · 86D
−31.3%
-AED 250K
NARRATIVESingle cut of 31.3% — 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 ASSUMPTIONS

MORTGAGE · 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
AED 3K−AED 1K / mo

vs AED 4K at pre-drop price (AED 800K) · See cuts ↓

DOWN PAYMENT
AED 110K
20% of price
DLD FEE
AED 22K
4% of price
MORTGAGE REG
AED 1K
0.25% loan + 290
CASH TO CLOSE
AED 133K
Day-one out-of-pocket
LOAN AMOUNT
AED 440K
25y · 6.00%
TOTAL INTEREST
AED 410K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 3K
/ mo · ~6% gross yield
BUY · NOW
AED 3K
+AED 210 / 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
2.3k2.8k3.4k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 561/mo.

V · COMPARABLES
NAD AL SHEBA GARDENS · 4BR · ACTIVE

VALUE · 14 COMPS

VALUE HEADLINE
AED 108 /sqft-16%

vs area median AED 129 /sqft · 13 comps

RANK
3 / 14
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M6.7M13.1M1,7167,44313,170SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 108483,288
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
11
85% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
13
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 550K5,086108—0d—Huge Garden | Swimming Pool | Bar Bq AreaAED 600K12,54348—0d-56%Vacant | Corner Unit | 3BR + MaidroomAED 325K5,47259—0d-45%Custom 5BR Villa for Rent | Community LivingAED 575K5,003115—0d+6%Ready to Move In | Modern 3BR Villa | SpaciousAED 390K3,253120—0d+11%Semi Detached | Landscaped | G+2 with ElevatorAED 495K3,842129—0d+19%
TAKEAWAYOf 13 comparables, 11 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
NAD AL SHEBA GARDENS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 484↓1451 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 525KThis: AED 550K · +5%
MINMEDIANMAX
AVG DOM
14d
THIS: 110D · +96D
ACTIVE COMPS
16
listings in segment
SIMILAR INVENTORY
Browse drops in Nad Al Sheba Gardens
Browse
VII · TRUST & ACTION
DATA ATTESTED · 08 JUN, 10:17

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · BH-R-219119
Last verified
…
08 Jun, 10:17
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

No verified specialist for this area yet. Submit a callback and we'll match one.

Request a callback
We aim to respond within 4hNo spam · 1 message
SAVE & SHARE
Share

Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN NAD AL SHEBA GARDENS · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Best Price | Vacant | Community Expert | ViewToday
VILLA · ARABIAN RANCHES 3
AED 290K
ACTIVE LISTING
SCORE 25
Prime Jumeirah Location | Spacious Layout | 5-Beds
VILLA · JUMEIRAH 1 VILLAS
AED 420K
ACTIVE LISTING
SCORE 25
BRAND NEW 5BR VILLA | SPACIOUS |PRIVATE POOL
VILLA · UMM SUQEIM 1 VILLAS
AED 950K
ACTIVE LISTING
SCORE 25
Ready Soon | Brand new Villa | Type 3E
VILLA · SPRINGS 8
AED 295K
ACTIVE LISTING
Browse all drops in real estate →
Refreshed hourly