Drops · Realestate · Abu Dhabi · Al Raha BeachBackSXPZ87XPHFB5KSTTKAW6KYS168

LUXURY 2BR WATERFRONT LIVING · BRABUS

2BR + 2BA · 1,361 sqft · Brabus Island

★ Golden VisaVerified 1d ago

Now

AED 4.26M

Open on PropertyFinder

AED 3,132

Price / sqft

1,361 sqft

Built-up area

2BR + 2BA

36d

On market

vs 10d median

AED 21,969

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

HEADLINE · COMPOSITE

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

SCORE BREAKDOWN

Awaiting first price event to compute score.

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

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

17 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Raha Beach, last 180d

REFRESH

Hourly

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

Rates per UAE Central Bank Q2 guidance. 25y · 75% LTV is the current Emirates NBD base for residents.

MONTHLY · NOW

AED 21,969

vs AED 21,969 at pre-drop price (AED 4.26M) · See cuts ↓

DOWN PAYMENT

AED 852K

20% of price

DLD FEE

AED 170K

4% of price

MORTGAGE REG

AED 9K

0.25% loan + 290

CASH TO CLOSE

AED 1.03M

Day-one out-of-pocket

LOAN AMOUNT

AED 3.41M

25y · 6.00%

TOTAL INTEREST

AED 3.18M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 13,750

/ mo · ~6% gross yield

BUY · NOW

AED 21,969

+AED 8,219 / 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 4,348/mo.

V · COMPARABLES

AL RAHA BEACH · 2BR · ACTIVE

VALUE · 13 COMPS

VALUE HEADLINE

AED 3,132 /sqft+62%

vs area median AED 1,929 /sqft · 12 comps

RANK

11 / 13

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 12 LISTINGS

MORE EXPENSIVE /SQFT

17% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

10d

this listing: 7d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 12 comparables, 2 are more expensive per sqft. The 10 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

AL RAHA BEACH · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D

BUYER'S MARKET

↑ 1154↑345 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

AED 2.75MThis: AED 4.26M · +55%

AVG DOM

10d

THIS: 36D · +26D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Al Raha Beach

Browse

VII · TRUST & ACTION

DATA ATTESTED · 23 MAY, 08:33 AM

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · SXPZ87XPHFB5KSTTKAW6KYS168

Last verified

1d ago

23 May, 08:33 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 AL RAHA BEACH · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−7%SCORE 46

Hot Deal Best Layout | 2BR with Store and Balcony

Handover Soon| High ROI| Corner 1BR| Hot Deal

APARTMENT · YAS ISLAND

AED 1.65M

ACTIVE LISTING

SCORE 25

Sea View | Fully Furnished || 2BR+M ||

APARTMENT · OCEANSCAPE

AED 2.25M

ACTIVE LISTING

SCORE 25

High Floor | Freehold | Excellent Investment

APARTMENT · AL SHAMKHA

AED 550K

ACTIVE LISTING

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