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FUSED INTERNAL ROAD · MUST GO TODAY

5BR + 7BA · 5,825 sqft · Alaya

▼ −5.2%★ Golden VisaVerified 26d ago

Now

AED 10.90M

was 11.50M−600K · −5.2%
Open on PropertyFinder

34-day history

AED 1,871

Price / sqft

5,825 sqft

Built-up area

5BR + 7BA

41d

On market

vs 5d median

AED 56,183

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 26 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
26/ 100
Fair deal

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

SCORE BREAKDOWN · 26 PTS
9
8
9
Drop % 9/35
Negotiability 8/25
Confidence 9/10

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

02
MOTIVATION · 30
30
1 cut · 41d on market · Price evidence ↓
ListedD0−5%D6+6d
VELOCITY LOW·LATEST CUT −5%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer AED 10.14M – AED 10.57M. Request a callback ↓
ASKSUGGESTED OFFERAED 10.57MAED 10.14MAED 10.90Mlow AED 8.18M
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
64 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Tilal Al Ghaf, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −5.2% · −-600K

PRICE ACTION · 6 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.3M4.2M8.1M12.1MAREA MEDIAN · 0.3M−5%
AskingArea median 0.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D6
was AED 11.50M → AED 10.90M
6d after listing
−5.2%
-AED 600K
TOTAL · 6D
−5.2%
-AED 600K
NARRATIVESingle cut of 5.2% — 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 56K−AED 3K / mo

vs AED 59K at pre-drop price (AED 11.50M) · See cuts ↓

DOWN PAYMENT
AED 2.18M
20% of price
DLD FEE
AED 436K
4% of price
MORTGAGE REG
AED 22K
0.25% loan + 290
CASH TO CLOSE
AED 2.64M
Day-one out-of-pocket
LOAN AMOUNT
AED 8.72M
25y · 6.00%
TOTAL INTEREST
AED 8.13M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 1K
/ mo · ~6% gross yield
BUY · NOW
AED 56K
+AED 55K / 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
46.0k56.2k67.3k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 11K/mo.

V · COMPARABLES
TILAL AL GHAF · 5BR · ACTIVE

VALUE · 33 COMPS

VALUE HEADLINE
AED 1,871 /sqft-3%

vs area median AED 1,933 /sqft · 32 comps

RANK
16 / 33
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M29.5M58.8M2,05911,11820,177SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,871823,197
BREAKDOWN · 32 LISTINGS
MORE EXPENSIVE /SQFT
16
50% of comps
CHEAPER /SQFT
16
See table
MEDIAN DOM
3d
this listing: 41d
NEW THIS WEEK
23
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 10.90M5,8251,871—41d—Upgraded | Open Kitchen | Green BeltAED 280K3,42282—4d-96%Corner | Nicely Landscaped | Contact for ViewingsAED 240K2,72388—0d-95%Close to Park | Landscaped | Vacant NowAED 210K2,23794—0d-95%Good Location | Kitchen Appliances | Brand NewAED 220K2,34094—0d-95%Vacant / Garden Suite / Closed KitchenAED 450K4,65097—3d-95%
TAKEAWAYOf 32 comparables, 16 are more expensive per sqft. The 16 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
TILAL AL GHAF · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
BUYER'S MARKET
↑ 1156↑347 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 268KThis: AED 10.90M · +3975%
MINMEDIANMAX
AVG DOM
5d
THIS: 41D · +36D
ACTIVE COMPS
64
listings in segment
SIMILAR INVENTORY
Browse drops in Tilal Al Ghaf
Browse
VII · TRUST & ACTION
DATA ATTESTED · 29 APR, 04:02 AM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · PB-S-13474-8
Last verified
26d ago
29 Apr, 04:02 AM
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN TILAL AL GHAF · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−6%SCORE 45
Exclusive | On Park | Extended
VILLA · SIDRA VILLAS II
AED 12.70M
AED 13.50M
ACTIVE LISTING
−2%SCORE 39
Single Row | 4 Bedroom | Owner Occupied
VILLA · MAPLE AT DUBAI HILLS ESTATE 1
AED 5.20M
AED 5.30M
ACTIVE LISTING
SCORE 25
Lowest Premium | Prime Location | Call Now
VILLA · ARABIAN RANCHES 3
AED 6.80M
ACTIVE LISTING
SCORE 25
Negotiable | Vacant on Transfer | Fully Extended
VILLA · SIDRA VILLAS I
AED 8.00M
ACTIVE LISTING
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