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Scanning the UAE market

BackEPS-R-10272

ELEGANTLY FURNISHED HIGH FLOOR · BEACH ACCESS

2BR + 3BA · 1,624 sqft

Verified 2h ago

Now

AED 250K

Open on PropertyFinder

AED 154

Price / sqft

−88% vs area median

1,624 sqft

Built-up area

2BR + 3BA

32d

On market

vs 9d median

AED 1,289

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE PENDING

WHY THIS IS A DEAL

01
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.

04
BELOW MEDIAN · −88%
−88%
AED 154/sqft vs area median 3,532/sqft. See 8 comps ↓
MINMEDIANMAXAED 154/SQFT
8 ACTIVE COMPS IN GRAND BLEU TOWER 1

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
8 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Grand Bleu Tower 1, 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
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 1K

vs AED 1K at pre-drop price (AED 250K) · See cuts ↓

DOWN PAYMENT
AED 50K
20% of price
DLD FEE
AED 10K
4% of price
MORTGAGE REG
AED 790
0.25% loan + 290
CASH TO CLOSE
AED 61K
Day-one out-of-pocket
LOAN AMOUNT
AED 200K
25y · 6.00%
TOTAL INTEREST
AED 187K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 11K
/ mo · ~6% gross yield
BUY · NOW
AED 1K
−AED 9K / mo
0y10y

Buying beats renting after 0.1 years at the current price.

STRESS TEST
AT VARIOUS RATES
1.1k1.3k1.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 255/mo.

V · COMPARABLES
GRAND BLEU TOWER 1 · 2BR · ACTIVE

VALUE · 8 COMPS

VALUE HEADLINE
AED 154 /sqft-96%

vs area median AED 3,532 /sqft · 7 comps

RANK
1 / 8
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M3.7M7.2M7411,5622,384SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1541544,378
BREAKDOWN · 7 LISTINGS
MORE EXPENSIVE /SQFT
6
86% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
5d
this listing: 25d
NEW THIS WEEK
4
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 250K1,624154—25d—Lowest Price | Vacant | Sea View | UnfurnishedAED 120K780154−3.2%13d0%Exclusive 3BR I Breathtaking Palm ViewsAED 430K2,270189—1d+23%Sea View | Fully Furnished | Beachfront LivingAED 320K1,576203—11d+32%Front Beach Access I Sea View I Premium LivingAED 5.10M1,4443,532—5d+2194%Ready | Waterfront Location | High floorAED 6.30M1,5983,942—4d+2460%
TAKEAWAYOf 7 comparables, 6 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
GRAND BLEU 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 2.12MThis: AED 250K · -88%
MINMEDIANMAX
AVG DOM
9d
THIS: 32D · +23D
ACTIVE COMPS
8
listings in segment
SIMILAR INVENTORY
Browse drops in Grand Bleu Tower 1
Browse
VII · TRUST & ACTION
DATA ATTESTED · 24 MAY, 05:16 PM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · EPS-R-10272
Last verified
2h ago
24 May, 05:16 PM
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 GRAND BLEU TOWER 1 · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−4%SCORE 41
High Floor | Community View | Next to Metro
APARTMENT · AVENUE RESIDENCE 4
AED 82K
AED 85K
ACTIVE LISTING
SCORE 25
Furnished | Vacant | Low Floor Apartment
APARTMENT · COLLECTIVE 2.0 TOWER B
AED 115K
ACTIVE LISTING
SCORE 25
Best Price | Well-maintained | Dubai Frame View
APARTMENT · DOWNTOWN VIEWS II TOWER 3
AED 160K
ACTIVE LISTING
SCORE 25
Bright and Expansive | Furnished Unit | Now Ready
APARTMENT · CITY WALK RESIDENTIAL
AED 500K
ACTIVE LISTING
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