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

$150K

was $218K−$68K · −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

USD 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 $132K–$142K.

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 $132K – $142K. Request a callback ↓
ASKSUGGESTED OFFER$142K$132K$150Klow $112K
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% · −-$68K

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 $218K → $150K
86d after listing
−31.3%
-$68K
TOTAL · 86D
−31.3%
-$68K
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
$772−$351 / mo

vs $1K at pre-drop price ($218K) · See cuts ↓

DOWN PAYMENT
$30K
20% of price
DLD FEE
$6K
4% of price
MORTGAGE REG
$378
0.25% loan + 290
CASH TO CLOSE
$36K
Day-one out-of-pocket
LOAN AMOUNT
$120K
25y · 6.00%
TOTAL INTEREST
$112K
Over full term
RENT VS BUY
RENT · ESTIMATE
$715
/ mo · ~6% gross yield
BUY · NOW
$772
+$57 / 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 ~$153/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 listingThis$150K5,086108—0d—Huge Garden | Swimming Pool | Bar Bq Area$163K12,54348—0d-56%Vacant | Corner Unit | 3BR + Maidroom$88K5,47259—0d-45%Custom 5BR Villa for Rent | Community Living$157K5,003115—0d+6%Ready to Move In | Modern 3BR Villa | Spacious$106K3,253120—0d+11%Semi Detached | Landscaped | G+2 with Elevator$135K3,842129—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
$143KThis: $150K · +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

−4%SCORE 42
Great Location | Vacant | Near Pool n Park
VILLA · SPRINGS 2
$65K
$68K
ACTIVE LISTING
−7%SCORE 47
Upgraded and Extended | Partially Furnished | Pool
VILLA · SIDRA VILLAS
$240K
$259K
ACTIVE LISTING
SCORE 25
BRAND NEW 5BR VILLA | SPACIOUS |PRIVATE POOL
VILLA · UMM SUQEIM 1 VILLAS
$259K
ACTIVE LISTING
SCORE 25
Modern Skylight - Vacant - Close to the Pool
VILLA · ARABIAN RANCHES 3
$44K
ACTIVE LISTING
Browse all drops in real estate →
Refreshed hourly