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BackA1-S-10012

ULTRA LUXURY BEACHFRONT 4 BR · PRIVATE POOL

4BR + 6BA · 6,261 sqft

★ Golden VisaVerified 8m ago

Now

AED 13.00M

Open on PropertyFinder

AED 2,076

Price / sqft

6,261 sqft

Built-up area

4BR + 6BA

88d

On market

AED 67,002

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE PENDING

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE

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

SCORE BREAKDOWN

Awaiting first price event to compute score.

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

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
6 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Rimal 5, last 180d
REFRESH
Hourly
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 67K

vs AED 67K at pre-drop price (AED 13.00M) · See cuts ↓

DOWN PAYMENT
AED 2.60M
20% of price
DLD FEE
AED 520K
4% of price
MORTGAGE REG
AED 26K
0.25% loan + 290
CASH TO CLOSE
AED 3.15M
Day-one out-of-pocket
LOAN AMOUNT
AED 10.40M
25y · 6.00%
TOTAL INTEREST
AED 9.70M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 34K
/ mo · ~6% gross yield
BUY · NOW
AED 67K
+AED 34K / 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
54.9k67.0k80.3k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 13K/mo.

V · COMPARABLES
RIMAL 5 · 4BR · ACTIVE

VALUE · 5 COMPS

VALUE HEADLINE
AED 2,076 /sqft+4%

vs area median AED 1,996 /sqft · 4 comps

RANK
4 / 5
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.8M7.2M13.6M5,6076,0906,574SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2,0761282,095
BREAKDOWN · 4 LISTINGS
MORE EXPENSIVE /SQFT
1
25% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
4
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 13.00M6,2612,076—0d—02 Layout | Penthouse | Panoramic Views | VacantAED 800K6,261128—0d-94%Bills Included | Private Pool | DuplexAED 900K5,902152—0d-93%Luxury upgraded Penthouse | Sea View | VacantAED 12.50M6,2611,996—0d-4%Panoramic Views | Private Pool Terrace | TenantedAED 12.50M5,9672,095—0d+1%
TAKEAWAYOf 4 comparables, 1 are more expensive per sqft. The 3 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
RIMAL 5 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1158↑349 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 6.70MThis: AED 13.00M · +94%
MINMEDIANMAX
AVG DOM
0d
THIS: 88D · +88D
ACTIVE COMPS
6
listings in segment
SIMILAR INVENTORY
Browse drops in Rimal 5
Browse
VII · TRUST & ACTION
DATA ATTESTED · 24 MAY, 07:20 PM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · A1-S-10012
Last verified
8m ago
24 May, 07:20 PM
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
4 ACTIVE IN RIMAL 5 · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−13%SCORE 77
DUPLEX - PRIVATE POOL - FURNISHED - 4% DLD Waiver
PENTHOUSE · CHIC TOWER
AED 23.00M
AED 26.50M
PRICE TRAJECTORY
SCORE 25
Luxury Penthouse | The Pearl | Direct Beach Access
PENTHOUSE · ONE CRESCENT
AED 185.00M
ACTIVE LISTING
SCORE 25
4% DLD Waiver - Fully Furnished - Pool on Terrace
PENTHOUSE · AZIZI RIVIERA REVE TOWER 3
AED 15.82M
ACTIVE LISTING
SCORE 25
Beachfront 5BR Penthouse | Armani Beach Residences
PENTHOUSE · ARMANI BEACH RESIDENCES
AED 78.00M
ACTIVE LISTING
Browse all drops in real estate →
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