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BackDEALS-S4815

END UNIT SPACIOUS VILLA · PRIME INVESTMENT

5BR + 7BA · 8,411 sqft · Al Naseem

▼ −20.2%★ Golden VisaVerified 8d ago

Now

€2.29M

was €2.87M−€579K · −20.2%
Open on PropertyFinder

65-day history

AED 1,082

Price / sqft

8,411 sqft

Built-up area

5BR + 7BA

96d

On market

vs 13d median

EUR 46,905

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 60 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
60/ 100
Great deal

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

SCORE BREAKDOWN · 60 PTS
35
16
9
Drop % 35/35
Negotiability 16/25
Confidence 9/10

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

02
MOTIVATION · 55
55
1 cut · 96d on market · Price evidence ↓
ListedD0−20%D12+12d
VELOCITY MEDIUM·LATEST CUT −20%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer €2.02M – €2.18M. Request a callback ↓
ASKSUGGESTED OFFER€2.18M€2.02M€2.29Mlow €1.72M
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
107 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Hudayriat Islan, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −20.2% · −-€579K

PRICE ACTION · 12 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
7.5M9.0M10.5M12.0MAREA MEDIAN · 7.8M−20%
AskingArea median 7.8MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D12
was €2.87M → €2.29M
12d after listing
−20.2%
-€579K
TOTAL · 12D
−20.2%
-€579K
NARRATIVESingle cut of 20.2% — 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
€12K−€3K / mo

vs €15K at pre-drop price (€2.87M) · See cuts ↓

DOWN PAYMENT
€458K
20% of price
DLD FEE
€92K
4% of price
MORTGAGE REG
€5K
0.25% loan + 290
CASH TO CLOSE
€555K
Day-one out-of-pocket
LOAN AMOUNT
€1.83M
25y · 6.00%
TOTAL INTEREST
€1.71M
Over full term
RENT VS BUY
RENT · ESTIMATE
€10K
/ mo · ~6% gross yield
BUY · NOW
€12K
+€2K / 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
38.4k46.9k56.2k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€2K/mo.

V · COMPARABLES
AL HUDAYRIAT ISLAND · 5BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 1,082 /sqft-29%

vs area median AED 1,524 /sqft · 50 comps

RANK
14 / 51
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
4.5M29.0M53.6M3,37314,33925,305SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,0825372,767
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
37
74% of comps
CHEAPER /SQFT
13
See table
MEDIAN DOM
10d
this listing: 77d
NEW THIS WEEK
16
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€2.29M8,4111,082—77d—Large Plot | Closed to Amenities | Prime Location€1.50M11,082537—0d-50%Stunning 4BR | Great Location | Peaceful Lifestyle€1.95M8,438918—8d-15%Luxury 4BR | Premium Finishing | Elite Community€1.98M8,450929—10d-14%Hot Deal |Community View | Luxury Villa 4BR | DR-C€2.01M8,477941—42d-13%Contemporary Style | Single Row | Prime Location€2.39M10,006949—10d-12%
TAKEAWAYOf 50 comparables, 37 are more expensive per sqft. The 13 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
AL HUDAYRIAT ISLAND · ACTIVE COMPS

GEOGRAPHY · 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
€1.98MThis: €2.29M · +16%
MINMEDIANMAX
AVG DOM
13d
THIS: 96D · +83D
ACTIVE COMPS
107
listings in segment
SIMILAR INVENTORY
Browse drops in Al Hudayriat Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 22 MAY, 08:32

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · Deals-S4815
Last verified
8d ago
22 May, 08:32
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

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

VIII · NEXT BEST
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