UAEDrops

Scanning the UAE market

BackEPS-S-10255

MOVE-IN READY PHPP AVAILABLE · KITCHEN EQUIPPED

1BR + 2BA · 841 sqft · Hadley Heights

▼ −15.7%Dropped 2×Verified 2d ago

Now

$286K

was $339K−$53K · −15.7%
Open on PropertyFinder

19-day history · 2 cuts

AED 1,249

Price / sqft

841 sqft

Built-up area

1BR + 2BA

34d

On market

vs 5d median

USD 5,412

Mortgage est.

25y · 6% · 20% down

2× / 9d

Drop velocity

Accelerating

II · THE THESIS
DEAL SCORE 38 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
38/ 100
Fair deal

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

SCORE BREAKDOWN · 38 PTS
15
14
9
Drop % 15/35
Negotiability 14/25
Confidence 9/10

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

02
MOTIVATION · 65
65
2 cuts in 9d · 34d on market · Price evidence ↓
ListedD0−8%D12+12d−9%D21+9d
VELOCITY HIGH·LATEST CUT −9%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer $252K – $272K. Request a callback ↓
ASKSUGGESTED OFFER$272K$252K$286Klow $214K
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
27 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
District 11, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −15.7% · −-$53K

PRICE ACTION · 21 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.9M1.0M1.2M1.3MAREA MEDIAN · 0.9M−8%−9%
AskingArea median 0.9MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D12
was $339K → $313K
12d after listing
−7.6%
-$26K
D21
was $313K → $286K
9d after previous cut
−8.7%
-$27K
TOTAL · 21D
−15.7%
-$53K
NARRATIVESeller has cut 2 times in 9 days — an unusually fast cadence for this segment. Latest cut (8.7%) is a clear capitulation signal.
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
$1K−$274 / mo

vs $2K at pre-drop price ($339K) · See cuts ↓

DOWN PAYMENT
$57K
20% of price
DLD FEE
$11K
4% of price
MORTGAGE REG
$651
0.25% loan + 290
CASH TO CLOSE
$69K
Day-one out-of-pocket
LOAN AMOUNT
$229K
25y · 6.00%
TOTAL INTEREST
$213K
Over full term
RENT VS BUY
RENT · ESTIMATE
$1K
/ mo · ~6% gross yield
BUY · NOW
$1K
+$222 / 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
4.4k5.4k6.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$292/mo.

V · COMPARABLES
DISTRICT 11 · 1BR · ACTIVE

VALUE · 20 COMPS

VALUE HEADLINE
AED 1,249 /sqft-7%

vs area median AED 1,347 /sqft · 19 comps

RANK
8 / 20
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M1.0M1.9M3138061,300SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,249771,890
BREAKDOWN · 19 LISTINGS
MORE EXPENSIVE /SQFT
12
63% of comps
CHEAPER /SQFT
7
See table
MEDIAN DOM
4d
this listing: 31d
NEW THIS WEEK
17
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$286K8411,249—31d—2 BHK APARTMENT FOR RENT DAIMOND VIEWS 4 JVC$19K90777—3d-94%Vacant | Prime Location | Fitted Kitchen$16K65492—4d-93%Close to Circle Mall | 2 Bedroom Hall | For Family$20K77195—9d-92%12 Cheques -New Building -2 Bed -Near Circle Mall$20K77195—3d-92%Fully Furnished 1BR | Pool View | Binghatti Amber$19K70899—4d-92%
TAKEAWAYOf 19 comparables, 12 are more expensive per sqft. The 7 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
DISTRICT 11 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1223↑414 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
$250KThis: $286K · +14%
MINMEDIANMAX
AVG DOM
5d
THIS: 34D · +29D
ACTIVE COMPS
27
listings in segment
SIMILAR INVENTORY
Browse drops in District 11
Browse
VII · TRUST & ACTION
DATA ATTESTED · 24 MAY, 04:05

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · EPS-S-10255
Last verified
2d ago
24 May, 04:05
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

No verified specialist for this area yet. Submit a callback and we'll match one.

Request a callback
We aim to respond within 4hNo spam · 1 message
SAVE & SHARE
Share

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

VIII · NEXT BEST
4 ACTIVE IN DISTRICT 11 · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Skyvue Solair | Luxury 2BR | Lagoon View
APARTMENT · SKYVUE SOLAIR
$667K
ACTIVE LISTING
SCORE 25
Beach Lagoon Views I Spacious Layout | Brand New
APARTMENT · PALACE RESIDENCE NORTH
$1.23M
ACTIVE LISTING
SCORE 25
Vacant| L-shaped| With Balcony| Spacious 484 Sqft
APARTMENT · GLITZ 1
$139K
ACTIVE LISTING
SCORE 25
High ROI | Great Ammenities | Big Layout
APARTMENT · JANNAT
$287K
ACTIVE LISTING
Browse all drops in real estate →
Refreshed hourly