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BackAPTR-000

WHERE MODERN LIVING MEETS SPACE AND LUXURY

4BR + 5BA · 4,531 sqft

▼ −7.1%Verified 2h ago

Now

$88K

was $95K−$7K · −7.1%
Open on PropertyFinder

25-day history

AED 72

Price / sqft

4,531 sqft

Built-up area

4BR + 5BA

78d

On market

vs 16d median

USD 1,675

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 08 May)
II · THE THESIS
DEAL SCORE 41 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
41/ 100
Good opportunity

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

SCORE BREAKDOWN · 41 PTS
12
10
9
10
Drop % 12/35
Negotiability 10/25
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 · 35
35
1 cut · 78d on market · Price evidence ↓
ListedD0−7%D39+39d
VELOCITY MEDIUM·LATEST CUT −7%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer $82K – $86K. Request a callback ↓
ASKSUGGESTED OFFER$86K$82K$88Klow $66K
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
19 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Noya Luma, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −7.1% · −-$7K

PRICE ACTION · 39 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.3M0.3M0.3M0.4MAREA MEDIAN · 0.3M−7%
AskingArea median 0.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D39
was $95K → $88K
39d after listing
−7.1%
-$7K
TOTAL · 39D
−7.1%
-$7K
NARRATIVESingle cut of 7.1% — 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
$456−$35 / mo

vs $491 at pre-drop price ($95K) · See cuts ↓

DOWN PAYMENT
$18K
20% of price
DLD FEE
$4K
4% of price
MORTGAGE REG
$256
0.25% loan + 290
CASH TO CLOSE
$21K
Day-one out-of-pocket
LOAN AMOUNT
$71K
25y · 6.00%
TOTAL INTEREST
$66K
Over full term
RENT VS BUY
RENT · ESTIMATE
$404
/ mo · ~6% gross yield
BUY · NOW
$456
+$52 / 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
1.4k1.7k2.0k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$90/mo.

V · COMPARABLES
NOYA LUMA · 4BR · ACTIVE

VALUE · 19 COMPS

VALUE HEADLINE
AED 72 /sqft-1%

vs area median AED 73 /sqft · 18 comps

RANK
10 / 19
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M5.1M10.0M1,9163,3374,758SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 72592,299
BREAKDOWN · 18 LISTINGS
MORE EXPENSIVE /SQFT
9
50% of comps
CHEAPER /SQFT
9
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
18
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$88K4,53172—0d—Upcoming! 3 bed | Private garden | Noya Luma$68K4,24159—0d-18%Corner Unit | Single Row | Upcoming July$68K4,24059—0d-18%Single Row | Vacant | Brand New Community$68K4,23959—0d-18%3BHK Villa | Move-In Ready | Family Community$79K4,53164—0d-11%Single Row | Big Plot | 4BHK+MAID | Ready To Move$82K4,53166—0d-8%
TAKEAWAYOf 18 comparables, 9 are more expensive per sqft. The 9 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
SLOWING
↓ 85↓1850 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
$81KThis: $88K · +9%
MINMEDIANMAX
AVG DOM
16d
THIS: 78D · +62D
ACTIVE COMPS
19
listings in segment
SIMILAR INVENTORY
Browse drops in Noya Luma
Browse
VII · TRUST & ACTION
DATA ATTESTED · 01 JUN, 20:47

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · APTR-000
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 NOYA LUMA · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−1%SCORE 38
Corner&On Main Road | 4MBR+Maid Villa | Big Garden
VILLA · YAS ISLAND
$97K
$98K
ACTIVE LISTING
−5%SCORE 44
June End | Near Park | Landscaped | T3
VILLA · YAS ISLAND
$98K
$103K
ACTIVE LISTING
−3%SCORE 41
Hot Deal | Single Row | Ready to Move
VILLA · THE MAGNOLIAS
$90K
$86K
ACTIVE LISTING
SCORE 25
Corner | Single Row | Type 4F | Pool + Golf view
VILLA · REDWOODS
$131K
ACTIVE LISTING
Browse all drops in real estate →
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