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Scanning the UAE market

BackL-284749__DF

EXCLUSIVE SHOW HOME · UPGRADED

4BR + 5BA · 5,447 sqft

▼ −3.8%★ Golden VisaVerified 10d ago

Now

€8.00M

was €8.31M−€315K · −3.8%
Open on PropertyFinder

39-day history

AED 5,829

Price / sqft

5,447 sqft

Built-up area

4BR + 5BA

51d

On market

vs 28d median

EUR 163,653

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 23 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
23/ 100
Fair deal

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

SCORE BREAKDOWN · 23 PTS
7
7
9
Drop % 7/35
Negotiability 7/25
Confidence 9/10

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

02
MOTIVATION · 25
25
1 cut · 51d on market · Price evidence ↓
ListedD0−4%D11+11d
VELOCITY LOW·LATEST CUT −4%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €7.44M – €7.76M. Request a callback ↓
ASKSUGGESTED OFFER€7.76M€7.44M€8.00Mlow €6.00M
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
7 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Garden Hall, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −3.8% · −-€315K

PRICE ACTION · 11 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
26.1M29.0M31.8M34.6MAREA MEDIAN · 27.5M−4%
AskingArea median 27.5MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D11
was €8.31M → €8.00M
11d after listing
−3.8%
-€315K
TOTAL · 11D
−3.8%
-€315K
NARRATIVESingle cut of 3.8% — 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
€41K−€2K / mo

vs €43K at pre-drop price (€8.31M) · See cuts ↓

DOWN PAYMENT
€1.60M
20% of price
DLD FEE
€320K
4% of price
MORTGAGE REG
€16K
0.25% loan + 290
CASH TO CLOSE
€1.94M
Day-one out-of-pocket
LOAN AMOUNT
€6.40M
25y · 6.00%
TOTAL INTEREST
€5.97M
Over full term
RENT VS BUY
RENT · ESTIMATE
€35K
/ mo · ~6% gross yield
BUY · NOW
€41K
+€7K / 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
134.1k163.7k196.0k4%5%6%7%8%AED / MO

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

V · COMPARABLES
GARDEN HALL · 4BR · ACTIVE

VALUE · 8 COMPS

VALUE HEADLINE
AED 5,829 /sqft+17%

vs area median AED 5,000 /sqft · 7 comps

RANK
8 / 8
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
20.9M28.8M36.6M5,0838,12311,163SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 5,8292,4465,829
BREAKDOWN · 7 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
7
See table
MEDIAN DOM
19d
this listing: 50d
NEW THIS WEEK
0
Same supply
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€8.00M5,4475,829—50d—Lake view | Renovated | Prime Location€6.55M10,6312,446—10d-58%4 Bed | Miami-Style Design | Fully Furnished€6.93M10,6002,594—36d-55%Exclusive | Skyline View | Garden Hall€5.54M5,3504,112−4.3%19d-29%Renovation Potential With Extendable Plot€6.93M5,5005,000—45d-14%Garden Hall | Monaco Style | Elevated€6.93M5,5005,000—19d-14%
TAKEAWAYOf 7 comparables, 0 are more expensive per sqft. The 7 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
GARDEN HALL · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1900↑1091 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€6.93MThis: €8.00M · +15%
MINMEDIANMAX
AVG DOM
28d
THIS: 51D · +23D
ACTIVE COMPS
7
listings in segment
SIMILAR INVENTORY
Browse drops in Garden Hall
Browse
VII · TRUST & ACTION
DATA ATTESTED · 20 MAY, 06:05

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · L-284749__DF
Last verified
10d ago
20 May, 06:05
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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