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BackVERO-R-1250

TODAY'S OFFER KEYS IN HAND · MULTIPLE OPTIONS

4BR + 5BA · 4,737 sqft

▼ −23.1%Verified 44d ago

Now

$136K

was $177K−$41K · −23.1%
Open on PropertyFinder

46-day history

AED 106

Price / sqft

4,737 sqft

Built-up area

4BR + 5BA

64d

On market

vs 11d median

USD 2,577

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 14 Apr)
II · THE THESIS
DEAL SCORE 68 / 100

WHY THIS IS A DEAL

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

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 · 64d on market · Price evidence ↓
ListedD0−23%D18+18d
VELOCITY MEDIUM·LATEST CUT −23%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer $120K – $129K. Request a callback ↓
ASKSUGGESTED OFFER$129K$120K$136Klow $102K
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
14 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Nad Al Sheba Garde, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −23.1% · −-$41K

PRICE ACTION · 18 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.4M0.5M0.6M0.7MAREA MEDIAN · 0.4M−23%
AskingArea median 0.4MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D18
was $177K → $136K
18d after listing
−23.1%
-$41K
TOTAL · 18D
−23.1%
-$41K
NARRATIVESingle cut of 23.1% — 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
$702−$210 / mo

vs $912 at pre-drop price ($177K) · See cuts ↓

DOWN PAYMENT
$27K
20% of price
DLD FEE
$5K
4% of price
MORTGAGE REG
$351
0.25% loan + 290
CASH TO CLOSE
$33K
Day-one out-of-pocket
LOAN AMOUNT
$109K
25y · 6.00%
TOTAL INTEREST
$102K
Over full term
RENT VS BUY
RENT · ESTIMATE
$544
/ mo · ~6% gross yield
BUY · NOW
$702
+$158 / 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
2.1k2.6k3.1k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$139/mo.

V · COMPARABLES
NAD AL SHEBA GARDENS 2 · 4BR · ACTIVE

VALUE · 15 COMPS

VALUE HEADLINE
AED 106 /sqft-12%

vs area median AED 120 /sqft · 14 comps

RANK
7 / 15
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M7.3M14.4M1,9734,6807,387SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 106802,782
BREAKDOWN · 14 LISTINGS
MORE EXPENSIVE /SQFT
8
57% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
6d
this listing: 64d
NEW THIS WEEK
10
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$136K4,737106—64d—Best Deal | Premium Location | End Unit$75K3,41780—4d-25%Great Location | Best Deal | Brandnew$163K7,03585—4d-20%Exclusive | Large Plot | Semi Detached G+2$109K4,58387—30d-18%Corner Unit | Single Row | Upgraded Garden$101K3,81797—6d-8%3-Bed Corner Townhouse | Spacious & Brand New$88K3,28199—6d-7%
TAKEAWAYOf 14 comparables, 8 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
NAD AL SHEBA GARDENS 2 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1860↑1051 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
$109KThis: $136K · +25%
MINMEDIANMAX
AVG DOM
11d
THIS: 64D · +53D
ACTIVE COMPS
14
listings in segment
SIMILAR INVENTORY
Browse drops in Nad Al Sheba Gardens 2
Browse
VII · TRUST & ACTION
DATA ATTESTED · 16 APR, 06:16

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · Vero-R-1250
Last verified
44d ago
16 Apr, 06:16
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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