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BackROYALLOUNGE-5721

HUGE PLOT BRAND NEW · WITH PRIVATE POOL

5BR + 6BA · 12,083 sqft · Seef Al Jubail

▼ −9.7%Dropped 2×Verified 23m ago

Now

AED 650K

was 720K−70K · −9.7%
Open on PropertyFinder

48-day history · 2 cuts

AED 54

Price / sqft

12,083 sqft

Built-up area

5BR + 6BA

82d

On market

vs 16d median

AED 3,350

Mortgage est.

25y · 6% · 20% down

2× / 7d

Drop velocity

Accelerating

🔄Relisted — this listing was removed and reappeared (last: 14 Apr)
II · THE THESIS
DEAL SCORE 43 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
43/ 100
Good opportunity

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

SCORE BREAKDOWN · 43 PTS
10
14
9
10
Drop % 10/35
Negotiability 14/25
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 · 60
60
2 cuts in 7d · 82d on market · Price evidence ↓
ListedD0−4%D15+15d−6%D22+7d
VELOCITY MEDIUM·LATEST CUT −6%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer AED 572K – AED 618K. Request a callback ↓
ASKSUGGESTED OFFERAED 618KAED 572KAED 650Klow AED 488K
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
202 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Jubail Island, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −9.7% · −-70K

PRICE ACTION · 22 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.3M0.5M0.6M0.8MAREA MEDIAN · 0.4M−4%−6%
AskingArea median 0.4MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D15
was AED 720K → AED 690K
15d after listing
−4.2%
-AED 30K
D22
was AED 690K → AED 650K
7d after previous cut
−5.8%
-AED 40K
TOTAL · 22D
−9.7%
-AED 70K
NARRATIVESeller has cut 2 times in 7 days — an unusually fast cadence for this segment. Latest cut (5.8%) 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
AED 3K−AED 361 / mo

vs AED 4K at pre-drop price (AED 720K) · See cuts ↓

DOWN PAYMENT
AED 130K
20% of price
DLD FEE
AED 26K
4% of price
MORTGAGE REG
AED 2K
0.25% loan + 290
CASH TO CLOSE
AED 158K
Day-one out-of-pocket
LOAN AMOUNT
AED 520K
25y · 6.00%
TOTAL INTEREST
AED 485K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 2K
/ mo · ~6% gross yield
BUY · NOW
AED 3K
+AED 2K / 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
2.7k3.4k4.0k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 663/mo.

V · COMPARABLES
AL JUBAIL ISLAND · 5BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 54 /sqft-54%

vs area median AED 118 /sqft · 50 comps

RANK
14 / 51
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M11.7M23.1M2,74111,93321,126SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 54342,634
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
36
72% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
50
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 650K12,08354—0d—Pool and Large Garden | Brand New | ReadyAED 600K17,42334—0d-37%Hot Deal | Luxury Villa with Private Pool| VacantAED 600K17,42234—0d-37%Negotiable | Up to 4 Cheques | Private PoolAED 600K17,42434—0d-37%Exceptional with Pool and Garden | Top FinishingAED 600K17,42334−7.7%0d-37%Vacant|Single Row Villa|Corner Unit|Calm LivingAED 650K17,42437—0d-31%
TAKEAWAYOf 50 comparables, 36 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
AL JUBAIL ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 85↓1850 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 360KThis: AED 650K · +81%
MINMEDIANMAX
AVG DOM
16d
THIS: 82D · +66D
ACTIVE COMPS
202
listings in segment
SIMILAR INVENTORY
Browse drops in Al Jubail Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 01 JUN, 20:47

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · royallounge-5721
Last verified
…
01 Jun, 20:47
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 AL JUBAIL ISLAND · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Vacant|Single Row Villa|Corner Unit|Calm Living
VILLA · AL JUBAIL ISLAND
AED 650K
ACTIVE LISTING
SCORE 25
Near Park | Family Community | Vacant!!
VILLA · AL SHAMKHA
AED 200K
ACTIVE LISTING
SCORE 25
Mangrove Villa | Private Garden and Swimming pool
VILLA · RABDAN
AED 380K
ACTIVE LISTING
SCORE 25
3BHK Villa | Move-In Ready | Family Community
VILLA · NOYA LUMA
AED 290K
ACTIVE LISTING
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