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Scanning the UAE market

BackMS-33002-1

SINGLE ROW ELEVATOR · DRIVER/MAID ROOM

5BR + 7BA · 10,979 sqft

★ Golden VisaVerified 14d ago

Now

AED 18.90M

Open on PropertyFinder

AED 1,721

Price / sqft

10,979 sqft

Built-up area

5BR + 7BA

59d

On market

vs 18d median

AED 97,418

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE PENDING

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE

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

SCORE BREAKDOWN

Awaiting first price event to compute score.

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
17 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
The Dunes, last 180d
REFRESH
Hourly
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 97K

vs AED 97K at pre-drop price (AED 18.90M) · See cuts ↓

DOWN PAYMENT
AED 3.78M
20% of price
DLD FEE
AED 756K
4% of price
MORTGAGE REG
AED 38K
0.25% loan + 290
CASH TO CLOSE
AED 4.57M
Day-one out-of-pocket
LOAN AMOUNT
AED 15.12M
25y · 6.00%
TOTAL INTEREST
AED 14.11M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 45K
/ mo · ~6% gross yield
BUY · NOW
AED 97K
+AED 52K / 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
79.8k97.4k116.7k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 19K/mo.

V · COMPARABLES
THE DUNES · 5BR · ACTIVE

VALUE · 17 COMPS

VALUE HEADLINE
AED 1,721 /sqft+50%

vs area median AED 1,149 /sqft · 16 comps

RANK
15 / 17
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.5M10.2M19.8M5,5068,90812,309SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,721551,811
BREAKDOWN · 16 LISTINGS
MORE EXPENSIVE /SQFT
2
13% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
16
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 18.90M10,9791,721—0d—Peaceful Community | Ready to Move In | 5 BedroomsAED 650K11,72355—0d-97%Vacant | Premium 4BR | Single Row | Luxury LivingAED 499K6,77474—0d-96%Single Row ⁕Next to Corner ⁕5+Maid ⁕Near AmenitiesAED 500K6,77474—0d-96%Single Row 4BR Villa | Maid & Driver Rooms | ReadyAED 500K6,77474—0d-96%Single Row | Brand New | Prime LocationAED 550K6,77481—0d-95%
TAKEAWAYOf 16 comparables, 2 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
THE DUNES · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 213↓1722 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 9.00MThis: AED 18.90M · +110%
MINMEDIANMAX
AVG DOM
18d
THIS: 59D · +41D
ACTIVE COMPS
17
listings in segment
SIMILAR INVENTORY
Browse drops in The Dunes
Browse
VII · TRUST & ACTION
DATA ATTESTED · 20 MAY, 10:31

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · MS-33002-1
Last verified
…
20 May, 10:31
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 THE DUNES · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−6%SCORE 44
Single Row ⇒ Corner ⇒ Next to Park ⇒Handover Soon
VILLA · AL SHAMKHA
AED 5.10M
AED 5.40M
ACTIVE LISTING
SCORE 25
Malaga Bloom | No Premium | Double Row
VILLA · BLOOM LIVING
AED 4.10M
ACTIVE LISTING
SCORE 25
Grace Villa | Premium Finishes | Prime Living
VILLA · RAMHAN ISLAND
AED 10.00M
ACTIVE LISTING
SCORE 25
Al-ghaf || Single Row - End || With Pod
VILLA · SAADIYAT ISLAND
AED 9.80M
ACTIVE LISTING
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