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Scanning the UAE market

BackDNL-R-12626

G + 2 CORNER UNIT · EXCLUSIVE

3BR + 4BA · 3,200 sqft

Verified 4m ago

Now

AED 400K

Open on PropertyFinder

AED 125

Price / sqft

3,200 sqft

Built-up area

3BR + 4BA

34d

On market

vs 12d median

AED 2,062

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.

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
13 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Nad Al Sheba Garde, 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 2K

vs AED 2K at pre-drop price (AED 400K) · See cuts ↓

DOWN PAYMENT
AED 80K
20% of price
DLD FEE
AED 16K
4% of price
MORTGAGE REG
AED 1K
0.25% loan + 290
CASH TO CLOSE
AED 97K
Day-one out-of-pocket
LOAN AMOUNT
AED 320K
25y · 6.00%
TOTAL INTEREST
AED 299K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 2K
/ mo · ~6% gross yield
BUY · NOW
AED 2K
+AED 67 / 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
1.7k2.1k2.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 408/mo.

V · COMPARABLES
NAD AL SHEBA GARDENS 2 · 3BR · ACTIVE

VALUE · 13 COMPS

VALUE HEADLINE
AED 125 /sqft+14%

vs area median AED 110 /sqft · 12 comps

RANK
10 / 13
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M7.2M14.2M1,9734,6807,387SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 125802,648
BREAKDOWN · 12 LISTINGS
MORE EXPENSIVE /SQFT
2
17% of comps
CHEAPER /SQFT
10
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
12
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 400K3,200125—0d—Best Deal | Premium Location | End UnitAED 275K3,41780—0d-36%Great Location | Best Deal | BrandnewAED 600K7,03585—0d-32%Exclusive | Large Plot | Semi Detached G+2AED 400K4,58387—0d-30%Corner Unit | Single Row | Upgraded GardenAED 370K3,81797—0d-22%3-Bed Corner Townhouse | Spacious & Brand NewAED 325K3,28199—0d-21%
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
NAD AL SHEBA GARDENS 2 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1918↑1109 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 399KThis: AED 400K · 0%
MINMEDIANMAX
AVG DOM
12d
THIS: 34D · +22D
ACTIVE COMPS
13
listings in segment
SIMILAR INVENTORY
Browse drops in Nad Al Sheba Gardens 2
Browse
VII · TRUST & ACTION
DATA ATTESTED · 30 MAY, 23:15

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · DNL-R-12626
Last verified
…
30 May, 23:15
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 2 · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Best Offer | Close to Pool and School | Vacant
TOWNHOUSE · TILAL AL GHAF
AED 245K
ACTIVE LISTING
SCORE 25
Brand New | Back To Back | Single Row
TOWNHOUSE · DAMAC LAGOONS
AED 220K
ACTIVE LISTING
SCORE 25
5BR+maids Corner Unit | Single Row | Near Lagoons
TOWNHOUSE · DAMAC LAGOONS
AED 250K
ACTIVE LISTING
SCORE 25
FULLY REFURBISHED | 4 BED | Exquisite Townhouse
TOWNHOUSE · MAEEN 4
AED 450K
ACTIVE LISTING
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