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HOT DEAL 4BR+BALCONY · SEA VIEW

4BR + 5BA · 4,935 sqft · Nawayef East

▼ −90.0%★ Golden VisaVerified 2h ago

Now

€1.91M

was €19.14M−€17.23M · −90.0%
Open on PropertyFinder

1-day history

AED 1,540

Price / sqft

−2% vs area median

4,935 sqft

Built-up area

4BR + 5BA

85d

On market

vs 15d median

EUR 39,174

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared 2 times (last: 06 Jun)
II · THE THESIS
DEAL SCORE 68 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 68/100 (Great deal) because seller has made 1 cut since listing 85d ago and priced 2% below comparable Al Hudayriat Island listings. A fair offer band sits €1.68M–€1.82M.

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

01
HEADLINE · COMPOSITE
68/ 100
Great deal

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

SCORE BREAKDOWN · 68 PTS
35
14
9
10
Drop % 35/35
Negotiability 14/25
Confidence 9/10
Relist signal 10/10
Drop %·35/35Negotiability·14/25Confidence·9/10Relist signal·10/10

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

02
MOTIVATION · 50
50
1 cut · 85d on market · Price evidence ↓
ListedLISTED−90%LATEST+68d
VELOCITY MEDIUM·MOST RECENT CUT −90%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer €1.68M – €1.82M. Request a callback ↓
ASKSUGGESTED OFFER€1.82M€1.68M€1.91Mlow €1.44M
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −2%
−2%
AED 1,540/sqft vs area median 1,631/sqft. See 94 comps ↓
MINMEDIANMAXAED 1,540/SQFT
94 ACTIVE COMPS IN AL HUDAYRIAT ISLAND

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
94 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Hudayriat Islan, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −90.0% · −-€17.23M

PRICE ACTION · 68 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
7.2M31.4M55.6M79.8MAREA MEDIAN · 7.7M−90%
AskingArea median 7.7MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D68
was €19.14M → €1.91M
68d after listing
−90.0%
-€17.23M
TOTAL · 68D
−90.0%
-€17.23M
NARRATIVESingle cut of 90.0% — 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
€10K−€89K / mo

vs €99K at pre-drop price (€19.14M) · See cuts ↓

DOWN PAYMENT
€383K
20% of price
DLD FEE
€77K
4% of price
MORTGAGE REG
€4K
0.25% loan + 290
CASH TO CLOSE
€463K
Day-one out-of-pocket
LOAN AMOUNT
€1.53M
25y · 6.00%
TOTAL INTEREST
€1.43M
Over full term
RENT VS BUY
RENT · ESTIMATE
€10K
/ mo · ~6% gross yield
BUY · NOW
€10K
+€138 / 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
32.1k39.2k46.9k4%5%6%7%8%AED / MO

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

V · COMPARABLES
AL HUDAYRIAT ISLAND · 4BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 1,540 /sqft-6%

vs area median AED 1,631 /sqft · 50 comps

RANK
21 / 51
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
4.0M17.8M31.5M1,4737,50213,530SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,5409483,021
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
30
60% of comps
CHEAPER /SQFT
20
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
50
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€1.91M4,9351,540—0d—Hot Deal Villa 4BR | Low Premium | Huge Layout€1.99M8,336948—0d-38%Luxury Corner Townhouse in Nawayef Village€1.44M5,986955—0d-38%HOT DEAL | SINGLE ROW | CANAL VIEW | ONLY WITH US€2.44M9,919978—0d-36%Exclusive Living | Elegant Villa | Nearby Beach€2.09M8,1861,014—0d-34%Contemporary Style | Single Row | Prime Location€2.57M10,0061,019—0d-34%
TAKEAWAYOf 50 comparables, 30 are more expensive per sqft. The 20 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 HUDAYRIAT ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 411↓1524 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€1.95MThis: €1.91M · -2%
MINMEDIANMAX
AVG DOM
15d
THIS: 85D · +70D
ACTIVE COMPS
94
listings in segment
SIMILAR INVENTORY
Browse drops in Al Hudayriat Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 06 JUN, 14:33

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ZME-S-93638
Last verified
…
06 Jun, 14:33
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
R
roel
Allsop
↻ ≤ 4h
RM
Roel Mangal
allsop
↻ ≤ 4h
Request a callback
We aim to respond within 4hNo spam · 1 message
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN AL HUDAYRIAT ISLAND · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−7%SCORE 46
SP Type-3 Villa | Prime Elevated Hill | Huge Plot
VILLA · AL HUDAYRIAT ISLAND
€3.46M
€3.71M
ACTIVE LISTING
SCORE 25
Hot Deal | Less Than OP | 4BR+M w/ Private Pool
VILLA · AL HUDAYRIAT ISLAND
€1.94M
ACTIVE LISTING
SCORE 25
1st Hill Hudayriyat | Premium Type-6 | Park View
VILLA · AL HUDAYRIAT ISLAND
€2.24M
ACTIVE LISTING
SCORE 25
Hot Deal| Premium 6BR+Pool| Negotiable|Prime Area
VILLA · YAS ISLAND
€3.10M
ACTIVE LISTING
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