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BackLXF-R-169131

ALL BILLS INCLUDED PENTHOUSE · JACUZZI

4BR + 5BA · 5,303 sqft

Verified 2h ago

Now

€327K

Open on PropertyFinder

55-day history

AED 245

Price / sqft

5,303 sqft

Built-up area

4BR + 5BA

70d

On market

vs 37d median

EUR 6,701

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 24 May)
II · THE THESIS
DEAL SCORE 40 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
40/ 100
Good opportunity

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

SCORE BREAKDOWN · 40 PTS
15
6
9
10
Drop % 15/35
Negotiability 6/25
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 · 30
30
1 cut · 70d on market · Price evidence ↓
ListedD0−8%D14+14d
VELOCITY LOW·LATEST CUT −8%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €305K – €318K. Request a callback ↓
ASKSUGGESTED OFFER€318K€305K€327Klow €246K
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
5 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Oceana Aegean, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −-8.3% · −-€25K

PRICE ACTION · 14 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
1.0M1.2M1.3M1.4MAREA MEDIAN · 1.3M−8%
AskingArea median 1.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D14
was €302K → €277K
14d after listing
−8.3%
-€25K
TOTAL · 14D
−-8.3%
-€25K
NARRATIVESingle cut of 8.3% — 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
€2K

vs €2K at pre-drop price (€302K) · See cuts ↓

DOWN PAYMENT
€65K
20% of price
DLD FEE
€13K
4% of price
MORTGAGE REG
€728
0.25% loan + 290
CASH TO CLOSE
€79K
Day-one out-of-pocket
LOAN AMOUNT
€262K
25y · 6.00%
TOTAL INTEREST
€244K
Over full term
RENT VS BUY
RENT · ESTIMATE
€2K
/ mo · ~6% gross yield
BUY · NOW
€2K
+€51 / 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
5.5k6.7k8.0k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€334/mo.

V · COMPARABLES
OCEANA AEGEAN · 4BR · ACTIVE

VALUE · 5 COMPS

VALUE HEADLINE
AED 245 /sqft-27%

vs area median AED 336 /sqft · 4 comps

RANK
1 / 5
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
1.2M1.7M2.1M5,0385,3305,622SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 245245374
BREAKDOWN · 4 LISTINGS
MORE EXPENSIVE /SQFT
2
50% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
44d
this listing: 69d
NEW THIS WEEK
2
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€327K5,303245—69d—Renovated | Furnished | Ready Now | Bills Included€327K5,303245—44d0%Penthouse | Spacious | All Bills Included€327K5,304245−8.3%71d0%Beach Living | Furnished | Panoramic Sea Views€453K5,354336—0d+37%Upgraded Corner PH | Beach Access | Private Pool€504K5,354374—0d+53%
TAKEAWAYOf 4 comparables, 2 are more expensive per sqft. The 2 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
OCEANA AEGEAN · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1158↑349 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€327KThis: €327K · 0%
MINMEDIANMAX
AVG DOM
37d
THIS: 70D · +33D
ACTIVE COMPS
5
listings in segment
SIMILAR INVENTORY
Browse drops in Oceana Aegean
Browse
VII · TRUST & ACTION
DATA ATTESTED · 24 MAY, 05:16 PM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · LXF-R-169131
Last verified
2h ago
24 May, 05:16 PM
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
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PENTHOUSE · AL SATWA
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