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VACANT 4-BEDROOM VILLA FOR RENT IN NOYA LUMA

4BR + 5BA · 2,446 sqft

▼ −16.7%Verified 60d ago

Now

AED 250K

was 300K−50K · −16.7%
Open on PropertyFinder

60-day history

AED 102

Price / sqft

−16% vs area median

2,446 sqft

Built-up area

4BR + 5BA

83d

On market

vs 16d median

AED 1,289

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 31 Mar)
II · THE THESIS
DEAL SCORE 73 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
73/ 100
Great deal

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

SCORE BREAKDOWN · 73 PTS
29
14
11
9
10
Drop % 29/35
Negotiability 14/25
Below median 11/20
Confidence 9/10
Relist signal 10/10

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

02
MOTIVATION · 45
45
1 cut · 83d on market · Price evidence ↓
ListedD0−17%D17+17d
VELOCITY MEDIUM·LATEST CUT −17%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer AED 220K – AED 238K. Request a callback ↓
ASKSUGGESTED OFFERAED 238KAED 220KAED 250Klow AED 188K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −16%
−16%
AED 102/sqft vs area median 73/sqft. See 20 comps ↓
MINMEDIANMAXAED 102/SQFT
20 ACTIVE COMPS IN NOYA LUMA

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
20 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Noya Luma, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −16.7% · −-50K

PRICE ACTION · 17 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.2M0.3M0.3M0.3MAREA MEDIAN · 0.3M−17%
AskingArea median 0.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D17
was AED 300K → AED 250K
17d after listing
−16.7%
-AED 50K
TOTAL · 17D
−16.7%
-AED 50K
NARRATIVESingle cut of 16.7% — 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 1K−AED 258 / mo

vs AED 2K at pre-drop price (AED 300K) · See cuts ↓

DOWN PAYMENT
AED 50K
20% of price
DLD FEE
AED 10K
4% of price
MORTGAGE REG
AED 790
0.25% loan + 290
CASH TO CLOSE
AED 61K
Day-one out-of-pocket
LOAN AMOUNT
AED 200K
25y · 6.00%
TOTAL INTEREST
AED 187K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 1K
/ mo · ~6% gross yield
BUY · NOW
AED 1K
−AED 201 / mo
0y10y

Buying beats renting after 4.5 years at the current price.

STRESS TEST
AT VARIOUS RATES
1.1k1.3k1.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 255/mo.

V · COMPARABLES
NOYA LUMA · 4BR · ACTIVE

VALUE · 21 COMPS

VALUE HEADLINE
AED 102 /sqft+40%

vs area median AED 73 /sqft · 20 comps

RANK
15 / 21
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M3.4M6.5M1,9163,3374,758SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 102591,656
BREAKDOWN · 20 LISTINGS
MORE EXPENSIVE /SQFT
6
30% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
11d
this listing: 77d
NEW THIS WEEK
7
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 250K2,446102—77d—Upcoming! 3 bed | Private garden | Noya LumaAED 250K4,24159—24d-42%Single Row | Vacant | Brand New CommunityAED 250K4,23959—11d-42%Corner Unit | Single Row | Upcoming JulyAED 250K4,24059—10d-42%Single | Standalone | + Study | Flexible PaymentAED 299K4,53166−3.5%26d-35%Single Row | Big Plot | 4BHK+MAID | Ready To MoveAED 300K4,53166—6d-35%
TAKEAWAYOf 20 comparables, 6 are more expensive per sqft. The 14 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
NOYA LUMA · 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
AED 298KThis: AED 250K · -16%
MINMEDIANMAX
AVG DOM
16d
THIS: 83D · +67D
ACTIVE COMPS
20
listings in segment
SIMILAR INVENTORY
Browse drops in Noya Luma
Browse
VII · TRUST & ACTION
DATA ATTESTED · 31 MAR, 14:47

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · LD-Tep5-Sajda
Last verified
60d ago
31 Mar, 14:47
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 NOYA LUMA · RANKED BY RECENCY

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