4BR PENTHOUSE VACANT · BURJ AND FOUNTAIN VIEWS
4BR + 5BA · 3,577 sqft
▼ −15.0%Verified 63d ago
66-day history
AED 238
Price / sqft
−55% vs area median
3,577 sqft
Built-up area
4BR + 5BA
96d
On market
vs 9d median
AED 4,381
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE 69 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Great deal
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 69 PTS
26
14
20
9
Drop % 26/35
Negotiability 14/25
Below median 20/20
Confidence 9/10
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
11 ACTIVE COMPS IN OPERA GRAND
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
11 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Opera Grand, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −15.0% · −-150KPRICE ACTION · 11 DAYS
AskingArea median 1.9MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D11
was AED 1.00M → AED 850K
11d after listing
−15.0%
-AED 150K
TOTAL · 11D
−15.0%
-AED 150K
NARRATIVESingle cut of 15.0% — 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
AED 4K−AED 773 / mo
vs AED 5K at pre-drop price (AED 1.00M) · See cuts ↓
DOWN PAYMENT
AED 170K
20% of price
DLD FEE
AED 34K
4% of price
MORTGAGE REG
AED 2K
0.25% loan + 290
CASH TO CLOSE
AED 206K
Day-one out-of-pocket
LOAN AMOUNT
AED 680K
25y · 6.00%
TOTAL INTEREST
AED 634K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 10K
/ mo · ~6% gross yield
BUY · NOW
AED 4K
−AED 5K / mo
0y10y
Buying beats renting after 0.6 years at the current price.
STRESS TEST
AT VARIOUS RATESIf rates climb to 8%, your payment grows by ~AED 867/mo.
V · COMPARABLES
OPERA GRAND · 4BR · ACTIVEVALUE · 10 COMPS
VALUE HEADLINE
AED 238 /sqft-25%
vs area median AED 319 /sqft · 9 comps
RANK
3 / 10
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 9 LISTINGS
MORE EXPENSIVE /SQFT
7
78% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
6d
this listing: 77d
NEW THIS WEEK
6
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 850K3,577238—77d—Furnished 3BR +Maid, High Floor, Burj Khalifa ViewAED 344K2,045168−0.3%24d-29%Penthouse | High Floor | Skyline LivingAED 1.65M7,454221—6d-7%Great Opportunity | 4BR Penthouse | Full Burj ViewAED 900K3,577252—6d+6%Ultra Luxury | Burj & Fountain Views | FurnishedAED 1.90M6,592288—6d+21%Fully Furnished I Penthouse I Burj Khalifa ViewAED 2.10M6,593319—6d+34%TAKEAWAYOf 9 comparables, 7 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
OPERA GRAND · 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
AED 1.90MThis: AED 850K · -55%
AVG DOM
9d
THIS: 96D · +87D
ACTIVE COMPS
11
listings in segment
SIMILAR INVENTORY
Browse drops in Opera Grand
VII · TRUST & ACTION
DATA ATTESTED · 28 MAR, 14:16THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · OG-AM-R
Last verified
63d ago
28 Mar, 14:16
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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VIII · NEXT BEST
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