Off market

This property is no longer listed.

We last saw it on 2026-07-27. It was either sold or withdrawn — the prices below are the final ones we recorded, kept as a record of how it moved.

See live drops in Sanctuary Falls →

Days on market: 145
Price cuts: 1
Total reduced: AED 3.00M
Final asking: AED 19.50M

Drops · Realestate · Dubai · Sanctuary FallsBackL-235161

5BR VILLA SANCTUARY FALLS

5BR + 6BA · 7,755 sqft

▼ −13.3%★ Golden VisaVerified 13d ago

Now

AED 19.50M

was 22.50M−3.00M · −13.3%

22-day history

Open on PropertyFinder

22-day history

II · THE THESIS

DEAL SCORE 46 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 46/100 (Good opportunity) because seller has made 1 cut since listing 145d ago. A fair offer band sits AED 17.16M–AED 18.52M.

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

HEADLINE · COMPOSITE

Good opportunity

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

SCORE BREAKDOWN · 46 PTS

Drop % 23/35

Negotiability 14/25

Confidence 9/10

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

MOTIVATION · 45

1 cut · 145d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −13%

NEGOTIABILITY · HIGH

HIGH

Suggested offer AED 17.16M – AED 18.52M. Find a specialist ↓

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

3 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Sanctuary Falls, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −13.3% · −-3.00M

PRICE ACTION · 7 DAYS

PRICE / TIME

Y: AED · X: days since listed · Envelope: median ±8%

AED USD EUR

AskingArea median 19.5MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was AED 22.50M → AED 19.50M

7d after listing

−13.3%

-AED 3.00M

TOTAL · 7D

−13.3%

-AED 3.00M

NARRATIVESingle cut of 13.3% — 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 101K−AED 15K / mo

vs AED 116K at pre-drop price (AED 22.50M) · See cuts ↓

DOWN PAYMENT

AED 3.90M

20% of price

DLD FEE

AED 780K

4% of price

MORTGAGE REG

AED 39K

0.25% loan + 290

CASH TO CLOSE

AED 4.72M

Day-one out-of-pocket

LOAN AMOUNT

AED 15.60M

25y · 6.00%

TOTAL INTEREST

AED 14.55M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 98K

/ mo · ~6% gross yield

BUY · NOW

AED 101K

+AED 3K / 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

If rates climb to 8%, your payment grows by ~AED 20K/mo.

V · COMPARABLES

SANCTUARY FALLS · 5BR · ACTIVE

VALUE · 4 COMPS

VALUE HEADLINE

AED 2,515 /sqft0%

vs area median AED 2,515 /sqft · 3 comps

RANK

1 / 4

CHEAPEST QUARTILE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 3 LISTINGS

MORE EXPENSIVE /SQFT

33% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 19.50M7,7552,515—0d—Golf View | View Today | Well PricedAED 19.50M7,7552,515—0d0%Upgraded Villa with Championship Golf ViewAED 19.50M7,7552,515—0d0%Turn Key | Fully Upgraded | Stunning ViewAED 27.00M7,9123,413—0d+36%

TAKEAWAYOf 3 comparables, 1 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

SANCTUARY FALLS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

SLOWING

↓ 145↓423 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

AED 19.50MThis: AED 19.50M · 0%

AVG DOM

THIS: 145D · +139D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Sanctuary Falls

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VII · TRUST & ACTION

DATA ATTESTED · 27 JUL, 03:39

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · L-235161

Last verified

…

27 Jul, 03:39

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

VERIFIED SPECIALISTS

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