Drops · Realestate · Dubai · Murjan 4BackPOR-R-582

1BR PENTHOUSE MURJAN 4

1BR + 2BA · 1,627 sqft

Verified 6h ago

Now

AED 185K

120-day history

−45dToday

Open on PropertyFinder

120-day history

🔄Relisted — this listing was removed and reappeared 2 times (last: 03 Jul)

II · THE THESIS

DEAL SCORE 53 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 53/100 (Good opportunity) because seller has made 1 cut since listing 121d ago. A fair offer band sits AED 172K–AED 179K.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Good opportunity

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

SCORE BREAKDOWN · 53 PTS

Drop % 24/35

Negotiability 10/25

Confidence 9/10

Relist signal 10/10

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

MOTIVATION · 35

1 cut · 121d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −14%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer AED 172K – AED 179K. Find a specialist ↓

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

3 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Murjan 4, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −0.0% · −-25K

PRICE ACTION · 44 DAYS

PRICE / TIME

Y: AED · X: days since listed · Envelope: median ±8%

AED USD EUR

AskingArea median 0.2MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D44

was AED 185K → AED 160K

44d after listing

−13.5%

-AED 25K

TOTAL · 44D

−0.0%

-AED 25K

NARRATIVESingle cut of 13.5% — 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

AED 954

vs AED 954 at pre-drop price (AED 185K) · See cuts ↓

DOWN PAYMENT

AED 37K

20% of price

DLD FEE

AED 7K

4% of price

MORTGAGE REG

AED 660

0.25% loan + 290

CASH TO CLOSE

AED 45K

Day-one out-of-pocket

LOAN AMOUNT

AED 148K

25y · 6.00%

TOTAL INTEREST

AED 138K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 925

/ mo · ~6% gross yield

BUY · NOW

AED 954

+AED 29 / 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

If rates climb to 8%, your payment grows by ~AED 189/mo.

V · COMPARABLES

MURJAN 4 · 1BR · ACTIVE

VALUE · 3 COMPS

VALUE HEADLINE

AED 114 /sqft0%

vs area median AED 114 /sqft · 2 comps

RANK

2 / 3

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 2 LISTINGS

MORE EXPENSIVE /SQFT

0% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 185K1,627114—0d—Top Floor Lavish Duplex | Marina View | ElegantAED 155K1,404110—0d-4%Full Sea View | Duplex | View NowAED 185K1,627114—0d0%

TAKEAWAYOf 2 comparables, 0 are more expensive per sqft. The 2 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

MURJAN 4 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

SLOWING

↓ 145↓423 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

AED 185KThis: AED 185K · 0%

AVG DOM

52d

THIS: 121D · +69D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Murjan 4

Browse

VII · TRUST & ACTION

DATA ATTESTED · 08 AUG, 16:40

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · POR-R-582

Last verified

…

08 Aug, 16:40

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.