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Scanning the UAE market

BackS-EM.001

BRAND NEW 2 BEDROOM FURNISHED · MAKE ME AN OFFER

2BR + 2BA · 1,239 sqft

▼ −2.4%★ Golden VisaVerified 17d ago

Now

AED 4.15M

was 4.25M−100K · −2.4%
Open on PropertyFinder

17-day history

AED 3,349

Price / sqft

1,239 sqft

Built-up area

2BR + 2BA

42d

On market

vs 4d median

AED 21,391

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 20 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
20/ 100
Fair deal

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

SCORE BREAKDOWN · 20 PTS
4
7
9
Drop % 4/35
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 · 42d on market · Price evidence ↓
ListedD0−2%D14+14d
VELOCITY LOW·LATEST CUT −2%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 3.86M – AED 4.03M. Request a callback ↓
ASKSUGGESTED OFFERAED 4.03MAED 3.86MAED 4.15Mlow AED 3.11M
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
10 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Beach Mansion Towe, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −2.4% · −-100K

PRICE ACTION · 14 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
2.1M2.9M3.7M4.5MAREA MEDIAN · 2.2M−2%
AskingArea median 2.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D14
was AED 4.25M → AED 4.15M
14d after listing
−2.4%
-AED 100K
TOTAL · 14D
−2.4%
-AED 100K
NARRATIVESingle cut of 2.4% — 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 21K−AED 515 / mo

vs AED 22K at pre-drop price (AED 4.25M) · See cuts ↓

DOWN PAYMENT
AED 830K
20% of price
DLD FEE
AED 166K
4% of price
MORTGAGE REG
AED 9K
0.25% loan + 290
CASH TO CLOSE
AED 1.00M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.32M
25y · 6.00%
TOTAL INTEREST
AED 3.10M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 11K
/ mo · ~6% gross yield
BUY · NOW
AED 21K
+AED 10K / 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
17.5k21.4k25.6k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 4K/mo.

V · COMPARABLES
BEACH MANSION TOWER 1 · 2BR · ACTIVE

VALUE · 7 COMPS

VALUE HEADLINE
AED 3,349 /sqft+21%

vs area median AED 2,762 /sqft · 6 comps

RANK
5 / 7
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M2.3M4.4M7131,4172,122SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 3,3491453,406
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
1
17% of comps
CHEAPER /SQFT
5
See table
MEDIAN DOM
6d
this listing: 32d
NEW THIS WEEK
4
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.15M1,2393,349—32d—FULL HARBOUR VIEWS | MULTIPLE CHEQUES | VACANTAED 180K1,245145—11d-96%PREMIUM 1BR | RESORT STYLE LIVING | READYAED 140K750187—2d-94%Brand New 3-Bed | Panoramic Sea View | BeachfrontAED 400K2,021198—6d-94%Motivated Seller | Huge Terrace | Handed OverAED 2.50M9052,762—3d-18%Brand New 2 Bedroom | Furnished | Make Me An OfferAED 4.15M1,2393,349—11d0%
TAKEAWAYOf 6 comparables, 1 are more expensive per sqft. The 5 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
BEACH MANSION TOWER 1 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1158↑349 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 2.25MThis: AED 4.15M · +84%
MINMEDIANMAX
AVG DOM
4d
THIS: 42D · +38D
ACTIVE COMPS
10
listings in segment
SIMILAR INVENTORY
Browse drops in Beach Mansion Tower 1
Browse
VII · TRUST & ACTION
DATA ATTESTED · 08 MAY, 06:07 AM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · S-EM.001
Last verified
17d ago
08 May, 06:07 AM
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 BEACH MANSION TOWER 1 · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
High Floor | White Goods | Study | Smart Home
APARTMENT · AVION RESIDENCE
AED 1.05M
ACTIVE LISTING
SCORE 25
High Floor | Canal View | VOT
APARTMENT · PENINSULA THREE
AED 2.00M
ACTIVE LISTING
SCORE 25
Full Sea View | Offers Welcome | Genuine Resale
APARTMENT · BAYVIEW TOWER 1
AED 7.30M
ACTIVE LISTING
SCORE 25
Reduced Price | Sea View | Vacant | Furnished
APARTMENT · MARINA ARCADE TOWER
AED 2.25M
ACTIVE LISTING
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