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ARCHITECTURAL DISTINCTION CORNER & SINGLE ROW

5BR + 5BA · 7,310 sqft

▼ −6.3%Verified 1h ago

Now

AED 750K

was 800K−50K · −6.3%
Open on PropertyFinder

1-day history

AED 103

Price / sqft

7,310 sqft

Built-up area

5BR + 5BA

34d

On market

vs 8d median

AED 3,866

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 25 May)
II · THE THESIS
DEAL SCORE 37 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
37/ 100
Fair deal

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

SCORE BREAKDOWN · 37 PTS
11
7
9
10
Drop % 11/35
Negotiability 7/25
Confidence 9/10
Relist signal 10/10

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 · 34d on market · Price evidence ↓
ListedD0−6%D33+33d
VELOCITY LOW·LATEST CUT −6%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 698K – AED 728K. Request a callback ↓
ASKSUGGESTED OFFERAED 728KAED 698KAED 750Klow AED 563K
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
Nad Al Sheba Garde, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −6.3% · −-50K

PRICE ACTION · 33 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.7M0.7M0.8M0.8MAREA MEDIAN · 0.7M−6%
AskingArea median 0.7MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D33
was AED 800K → AED 750K
33d after listing
−6.3%
-AED 50K
TOTAL · 33D
−6.3%
-AED 50K
NARRATIVESingle cut of 6.3% — 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 4K−AED 258 / mo

vs AED 4K at pre-drop price (AED 800K) · See cuts ↓

DOWN PAYMENT
AED 150K
20% of price
DLD FEE
AED 30K
4% of price
MORTGAGE REG
AED 2K
0.25% loan + 290
CASH TO CLOSE
AED 182K
Day-one out-of-pocket
LOAN AMOUNT
AED 600K
25y · 6.00%
TOTAL INTEREST
AED 560K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 3K
/ mo · ~6% gross yield
BUY · NOW
AED 4K
+AED 378 / 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
3.2k3.9k4.6k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 765/mo.

V · COMPARABLES
NAD AL SHEBA GARDENS PHASE 2 · 5BR · ACTIVE

VALUE · 7 COMPS

VALUE HEADLINE
AED 103 /sqft-71%

vs area median AED 358 /sqft · 6 comps

RANK
1 / 7
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.7M10.6M20.5M1,7254,7007,676SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1031033,006
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
6
100% of comps
CHEAPER /SQFT
0
See table
MEDIAN DOM
4d
this listing: 33d
NEW THIS WEEK
5
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 750K7,310103—33d—Brand New | Stand Alone | Near to PoolAED 695K6,209112—3d+9%Brand New | Stand Alone | Near to PoolAED 695K6,209112—3d+9%Exclusive | Big Plot | Landscaped | View NowAED 700K6,240112—25d+9%Stand Alone | Huge Plot | Area ExpertAED 800K2,234358—4d+248%Stand Alone | Huge Plot | Area ExpertAED 800K1,816441—4d+328%
TAKEAWAYOf 6 comparables, 6 are more expensive per sqft.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
NAD AL SHEBA GARDENS PHASE 2 · 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
AED 698KThis: AED 750K · +8%
MINMEDIANMAX
AVG DOM
8d
THIS: 34D · +26D
ACTIVE COMPS
10
listings in segment
SIMILAR INVENTORY
Browse drops in Nad Al Sheba Gardens Phase 2
Browse
VII · TRUST & ACTION
DATA ATTESTED · 25 MAY, 15:31

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · BARNES-15408
Last verified
1h ago
25 May, 15:31
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 NAD AL SHEBA GARDENS PHASE 2 · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Turn Key | 3 Bedroom Villa | Exclusive
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ACTIVE LISTING
SCORE 25
Rooftop Pool | Private Elevator | Family Friendly
VILLA · AL BARARI
AED 500K
ACTIVE LISTING
SCORE 25
Upgraded | Close to Pool & Park | Exclusive
VILLA · ARABIAN RANCHES 2
AED 360K
ACTIVE LISTING
SCORE 25
Very Spacious villa | Shared Pool | All en-suite
VILLA · JUMEIRAH 2 VILLAS
AED 350K
ACTIVE LISTING
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