Drops · Realestate · Dubai · Dubai Hills EstateBackE-L-241

2BR APARTMENT GOLF GRAND

2BR + 2BA · 1,067 sqft · Golf Grand

▼ −11.1%Verified 29d ago

Now

AED 160K

was 180K−20K · −11.1%

73-day history

−18dToday

Open on PropertyFinder

73-day history

🔄Relisted — this listing was removed and reappeared (last: 14 May)

II · THE THESIS

DEAL SCORE 50 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 50/100 (Good opportunity) because seller has made 1 cut since listing 76d ago. A fair offer band sits AED 149K–AED 155K.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Good opportunity

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

SCORE BREAKDOWN · 50 PTS

Drop % 19/35

Negotiability 12/25

Confidence 9/10

Relist signal 10/10

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

MOTIVATION · 40

1 cut · 76d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −11%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer AED 149K – AED 155K. Find a specialist ↓

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

Active comps refreshed hourly

OFFER BAND

±4% confidence

BENCHMARK

Dubai Hills Estate, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −11.1% · −-20K

PRICE ACTION · 17 DAYS

PRICE / TIME

Y: AED · X: days since listed · Envelope: median ±8%

AED USD EUR

AskingExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D17

was AED 180K → AED 160K

17d after listing

−11.1%

-AED 20K

TOTAL · 17D

−11.1%

-AED 20K

NARRATIVESingle cut of 11.1% — 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 825−AED 103 / mo

vs AED 928 at pre-drop price (AED 180K) · See cuts ↓

DOWN PAYMENT

AED 32K

20% of price

DLD FEE

AED 6K

4% of price

MORTGAGE REG

AED 610

0.25% loan + 290

CASH TO CLOSE

AED 39K

Day-one out-of-pocket

LOAN AMOUNT

AED 128K

25y · 6.00%

TOTAL INTEREST

AED 119K

Over full term

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 163/mo.

V · COMPARABLES

DUBAI HILLS ESTATE · 2BR · ACTIVE

VALUE · 2 COMPS

VALUE HEADLINE

AED 150 /sqft-93%

vs area median AED 2,203 /sqft · 1 comps

RANK

1 / 2

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

AED / SQFT · DISTRIBUTION

BREAKDOWN · 1 LISTINGS

MORE EXPENSIVE /SQFT

100% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 160K1,067150—0d—CORNER 2BR UNIT | BRAND NEW | EMAARAED 2.54M1,1532,203—0d+1369%

TAKEAWAYOf 1 comparables, 1 are more expensive per sqft.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

DUBAI HILLS ESTATE · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

SIMILAR INVENTORY

Browse drops in Dubai Hills Estate

Browse

VII · TRUST & ACTION

DATA ATTESTED · 10 JUN, 02:16

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · E-L-241

Last verified

…

10 Jun, 02:16

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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