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LAKE VIEWS 5 BEDROOMS · UPGRADED

5BR + 5BA · 6,107 sqft

▼ −2.8%★ Golden VisaVerified 10d ago

Now

$9.53M

was $9.80M−$272K · −2.8%
Open on PropertyFinder

39-day history

AED 5,731

Price / sqft

6,107 sqft

Built-up area

5BR + 5BA

51d

On market

vs 26d median

USD 180,404

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 21 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
21/ 100
Fair deal

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

SCORE BREAKDOWN · 21 PTS
5
7
9
Drop % 5/35
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 ↓
ListedD0−3%D11+11d
VELOCITY LOW·LATEST CUT −3%
03
NEGOTIABILITY · LOW
LOW
Suggested offer $8.86M – $9.24M. Request a callback ↓
ASKSUGGESTED OFFER$9.24M$8.86M$9.53Mlow $7.15M
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
32 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Entertainment Foye, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −2.8% · −-$272K

PRICE ACTION · 11 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
2.7M14.4M26.1M37.8MAREA MEDIAN · 2.9M−3%
AskingArea median 2.9MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D11
was $9.80M → $9.53M
11d after listing
−2.8%
-$272K
TOTAL · 11D
−2.8%
-$272K
NARRATIVESingle cut of 2.8% — 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
$49K−$1K / mo

vs $51K at pre-drop price ($9.80M) · See cuts ↓

DOWN PAYMENT
$1.91M
20% of price
DLD FEE
$381K
4% of price
MORTGAGE REG
$19K
0.25% loan + 290
CASH TO CLOSE
$2.31M
Day-one out-of-pocket
LOAN AMOUNT
$7.62M
25y · 6.00%
TOTAL INTEREST
$7.11M
Over full term
RENT VS BUY
RENT · ESTIMATE
$4K
/ mo · ~6% gross yield
BUY · NOW
$49K
+$45K / 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
147.8k180.4k216.1k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$10K/mo.

V · COMPARABLES
ENTERTAINMENT FOYER · 5BR · ACTIVE

VALUE · 33 COMPS

VALUE HEADLINE
AED 5,731 /sqft+2046%

vs area median AED 267 /sqft · 32 comps

RANK
28 / 33
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.6M23.9M47.3M5,5109,34713,184SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 5,731597,258
BREAKDOWN · 32 LISTINGS
MORE EXPENSIVE /SQFT
5
16% of comps
CHEAPER /SQFT
27
See table
MEDIAN DOM
30d
this listing: 50d
NEW THIS WEEK
2
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$9.53M6,1075,731—50d—Upgraded | Fully Furnished | Vacant$174K10,78459−7.2%61d-99%Ready January | Unfurnished | Private Villa$177K10,64261—30d-99%Lake view | Partially Upgraded | Vacant May$184K11,04361—40d-99%Vastu | Upgraded | Private | Family Home$218K11,04872—30d-99%Fully Furnished | Upgraded | Must See$245K10,28388—8d-98%
TAKEAWAYOf 32 comparables, 5 are more expensive per sqft. The 27 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
ENTERTAINMENT FOYER · 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
$783KThis: $9.53M · +1117%
MINMEDIANMAX
AVG DOM
26d
THIS: 51D · +25D
ACTIVE COMPS
32
listings in segment
SIMILAR INVENTORY
Browse drops in Entertainment Foyer
Browse
VII · TRUST & ACTION
DATA ATTESTED · 20 MAY, 06:05

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · L-174907_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
4 ACTIVE IN ENTERTAINMENT FOYER · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

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VILLA · CARMEN
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ACTIVE LISTING
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Gated Villa | Large Plot | Wellness Pavilion
VILLA · AL BARARI
$23.28M
$23.89M
PRICE TRAJECTORY
−4%SCORE 54
Fully Upgraded | Six Bedrooms | Furnished
VILLA · AL BARARI
$13.61M
$14.16M
PRICE TRAJECTORY
SCORE 25
Luxurious Beach Villa with Stunning Sunset Views
VILLA · VILLA BLUEJAY
$7.08M
ACTIVE LISTING
Browse all drops in real estate →
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