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PRIME LOCATION FULLY UPGRADED · PRIVATE POOL

6BR + 7BA · 15,803 sqft

▼ −20.0%Verified 60d ago

Now

AED 2.00M

was 2.50M−500K · −20.0%
Open on PropertyFinder

68-day history

AED 127

Price / sqft

15,803 sqft

Built-up area

6BR + 7BA

81d

On market

vs 5d median

AED 10,309

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 59 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
59/ 100
Good opportunity

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

SCORE BREAKDOWN · 59 PTS
35
15
9
Drop % 35/35
Negotiability 15/25
Confidence 9/10

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

02
MOTIVATION · 50
50
1 cut · 81d on market · Price evidence ↓
ListedD0−20%D9+9d
VELOCITY MEDIUM·LATEST CUT −20%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer AED 1.76M – AED 1.90M. Request a callback ↓
ASKSUGGESTED OFFERAED 1.90MAED 1.76MAED 2.00Mlow AED 1.50M
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
6 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Barsha 2 Villas, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −20.0% · −-500K

PRICE ACTION · 9 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.7M1.4M2.0M2.6MAREA MEDIAN · 0.8M−20%
AskingArea median 0.8MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D9
was AED 2.50M → AED 2.00M
9d after listing
−20.0%
-AED 500K
TOTAL · 9D
−20.0%
-AED 500K
NARRATIVESingle cut of 20.0% — 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 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 10K−AED 3K / mo

vs AED 13K at pre-drop price (AED 2.50M) · See cuts ↓

DOWN PAYMENT
AED 400K
20% of price
DLD FEE
AED 80K
4% of price
MORTGAGE REG
AED 4K
0.25% loan + 290
CASH TO CLOSE
AED 484K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.60M
25y · 6.00%
TOTAL INTEREST
AED 1.49M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 4K
/ mo · ~6% gross yield
BUY · NOW
AED 10K
+AED 6K / 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
8.4k10.3k12.3k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 2K/mo.

V · COMPARABLES
AL BARSHA 2 VILLAS · 6BR · ACTIVE

VALUE · 7 COMPS

VALUE HEADLINE
AED 127 /sqft+154%

vs area median AED 50 /sqft · 6 comps

RANK
7 / 7
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M1.2M2.1M14,25028,12542,000SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 12719127
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
6d
this listing: 77d
NEW THIS WEEK
5
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 2.00M15,803127—77d—Independent 5BR Villa For Rent | Large GardenAED 290K15,00019—4d-85%Spacious 5BR Huge Villa | Pool and GardenAED 550K15,00037—6d-71%Modern | Bright 6BR Villa with Private PoolAED 700K15,00047—6d-63%Luxury Modern Villa | Large Plot | Private PoolAED 2.00M40,00050—6d-61%Modern 6-Bedroom Villa with Pool and GardenAED 850K15,00057—9d-55%
TAKEAWAYOf 6 comparables, 0 are more expensive per sqft. The 6 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
AL BARSHA 2 VILLAS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

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

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 775KThis: AED 2.00M · +158%
MINMEDIANMAX
AVG DOM
5d
THIS: 81D · +76D
ACTIVE COMPS
6
listings in segment
SIMILAR INVENTORY
Browse drops in Al Barsha 2 Villas
Browse
VII · TRUST & ACTION
DATA ATTESTED · 31 MAR, 10:16

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · VI9415
Last verified
60d ago
31 Mar, 10:16
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
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