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Scanning the UAE market

BackALHP-R-11648

SINGLE ROW NEAR POOL AND PARK · CORNER UNIT

4BR + 5BA · 2,230 sqft · Aura Gardens

▼ −12.7%Dropped 2×Verified 62d ago

Now

€60K

was €69K−€9K · −12.7%
Open on PropertyFinder

75-day history · 2 cuts

AED 108

Price / sqft

2,230 sqft

Built-up area

4BR + 5BA

87d

On market

vs 7d median

EUR 1,237

Mortgage est.

25y · 6% · 20% down

2× / 11d

Drop velocity

Accelerating

II · THE THESIS
DEAL SCORE 32 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
32/ 100
Fair deal

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

SCORE BREAKDOWN · 32 PTS
7
16
9
Drop % 7/35
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 · 65
65
2 cuts in 11d · 87d on market · Price evidence ↓
ListedD0−9%D1+1d−4%D12+11d
VELOCITY HIGH·LATEST CUT −4%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer €53K – €57K. Request a callback ↓
ASKSUGGESTED OFFER€57K€53K€60Klow €45K
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
64 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Tilal Al Ghaf, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −12.7% · −-€9K

PRICE ACTION · 12 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.2M0.2M0.3M0.3MAREA MEDIAN · 0.2M−9%−4%
AskingArea median 0.2MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D1
was €69K → €63K
1d after listing
−9.1%
-€6K
D12
was €63K → €60K
11d after previous cut
−4.0%
-€3K
TOTAL · 12D
−12.7%
-€9K
NARRATIVESeller has cut 2 times in 11 days — an unusually fast cadence for this segment. Latest cut (4.0%) is a clear capitulation signal.
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
€312−€45 / mo

vs €357 at pre-drop price (€69K) · See cuts ↓

DOWN PAYMENT
€12K
20% of price
DLD FEE
€2K
4% of price
MORTGAGE REG
€194
0.25% loan + 290
CASH TO CLOSE
€15K
Day-one out-of-pocket
LOAN AMOUNT
€48K
25y · 6.00%
TOTAL INTEREST
€45K
Over full term
RENT VS BUY
RENT · ESTIMATE
€287
/ mo · ~6% gross yield
BUY · NOW
€312
+€25 / 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
1.0k1.2k1.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€62/mo.

V · COMPARABLES
TILAL AL GHAF · 4BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 108 /sqft-9%

vs area median AED 119 /sqft · 50 comps

RANK
16 / 51
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M3.5M6.9M954,3258,555SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 108822,603
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
35
70% of comps
CHEAPER /SQFT
15
See table
MEDIAN DOM
6d
this listing: 75d
NEW THIS WEEK
44
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€60K2,230108—75d—Spacious | Partial Upgrade | Internal€53K2,53682—3d-24%Single Row | Close to Future Lagoon | Large Plot€73K3,38186—4d-20%Corner | Nicely Landscaped | Contact for Viewings€60K2,72388—0d-19%Corner | Nicely Landscaped | Contact for Viewings€60K2,72388—6d-19%Great Location | Vacant Now | Private Garden€50K2,15293—6d-14%
TAKEAWAYOf 50 comparables, 35 are more expensive per sqft. The 15 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
TILAL AL GHAF · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
BUYER'S MARKET
↑ 1860↑1051 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€57KThis: €60K · +5%
MINMEDIANMAX
AVG DOM
7d
THIS: 87D · +80D
ACTIVE COMPS
64
listings in segment
SIMILAR INVENTORY
Browse drops in Tilal Al Ghaf
Browse
VII · TRUST & ACTION
DATA ATTESTED · 29 MAR, 14:16

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ALHP-R-11648
Last verified
62d ago
29 Mar, 14:16
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN TILAL AL GHAF · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Upgraded | Private Landscaped Garden | Family Home
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€42K
ACTIVE LISTING
SCORE 25
Brand New | Close To Central Hub
TOWNHOUSE · DAMAC LAGOONS
€40K
ACTIVE LISTING
SCORE 25
3 Bed plus Maids | Well Maintained | Spacious
TOWNHOUSE · WASL GATE
€53K
ACTIVE LISTING
SCORE 25
Open Layout | Single Row | Upgraded
TOWNHOUSE · AMAZONIA EX
€25K
ACTIVE LISTING
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