UAEDrops

Scanning the UAE market

BackBH-R-216934-3

BRAND NEW POOL OPTION · LAGOON VIEW

5BR + 5BA · 6,985 sqft · Address Hillcrest

▼ −5.0%Verified 5d ago

Now

AED 950K

was 1.00M−50K · −5.0%
Open on PropertyFinder

6-day history

AED 136

Price / sqft

−41% vs area median

6,985 sqft

Built-up area

5BR + 5BA

27d

On market

vs 9d median

AED 4,897

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 43 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
43/ 100
Good opportunity

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

SCORE BREAKDOWN · 43 PTS
9
5
20
9
Drop % 9/35
Negotiability 5/25
Below median 20/20
Confidence 9/10

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

02
MOTIVATION · 20
20
1 cut · 27d on market · Price evidence ↓
ListedD0−5%D14+14d
VELOCITY LOW·LATEST CUT −5%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 884K – AED 922K. Request a callback ↓
ASKSUGGESTED OFFERAED 922KAED 884KAED 950Klow AED 713K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −41%
−41%
AED 136/sqft vs area median 2,666/sqft. See 63 comps ↓
MINMEDIANMAXAED 136/SQFT
63 ACTIVE COMPS IN DUBAI HILLS ESTATE

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
63 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Dubai Hills Estate, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −5.0% · −-50K

PRICE ACTION · 14 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.9M1.2M1.4M1.7MAREA MEDIAN · 1.6M−5%
AskingArea median 1.6MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D14
was AED 1.00M → AED 950K
14d after listing
−5.0%
-AED 50K
TOTAL · 14D
−5.0%
-AED 50K
NARRATIVESingle cut of 5.0% — 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 5K−AED 258 / mo

vs AED 5K at pre-drop price (AED 1.00M) · See cuts ↓

DOWN PAYMENT
AED 190K
20% of price
DLD FEE
AED 38K
4% of price
MORTGAGE REG
AED 2K
0.25% loan + 290
CASH TO CLOSE
AED 230K
Day-one out-of-pocket
LOAN AMOUNT
AED 760K
25y · 6.00%
TOTAL INTEREST
AED 709K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 8K
/ mo · ~6% gross yield
BUY · NOW
AED 5K
−AED 3K / mo
0y10y

Buying beats renting after 1.1 years at the current price.

STRESS TEST
AT VARIOUS RATES
4.0k4.9k5.9k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 969/mo.

V · COMPARABLES
DUBAI HILLS ESTATE · 5BR · ACTIVE

VALUE · 30 COMPS

VALUE HEADLINE
AED 136 /sqft-95%

vs area median AED 2,666 /sqft · 29 comps

RANK
3 / 30
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.5M63.2M126.0M3,16910,66718,165SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1361069,398
BREAKDOWN · 29 LISTINGS
MORE EXPENSIVE /SQFT
27
93% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
5d
this listing: 20d
NEW THIS WEEK
17
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 950K6,985136—20d—Private Pool | Backing Gym and Park | On LagoonAED 1.10M10,371106−8.3%13d-22%Lagoon View | Corner Unit | Vastu Compliance_COPY_1AED 1.00M7,765129—2d-5%Exclusive / 5 Bedroom Modern / Address VillaAED 1000K6,985143—6d+5%Exclusive | Designer 5-Bedroom Villa | Palm HillsAED 1.05M7,104148—5d+9%Impeccable Condition | Move in Now | VacantAED 500K3,336150—3d+10%
TAKEAWAYOf 29 comparables, 27 are more expensive per sqft. The 2 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
DUBAI HILLS ESTATE · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
BUYER'S MARKET
↑ 1154↑345 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 1.60MThis: AED 950K · -41%
MINMEDIANMAX
AVG DOM
9d
THIS: 27D · +18D
ACTIVE COMPS
63
listings in segment
SIMILAR INVENTORY
Browse drops in Dubai Hills Estate
Browse
VII · TRUST & ACTION
DATA ATTESTED · 19 MAY, 10:16 AM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · BH-R-216934-3
Last verified
5d ago
19 May, 10:16 AM
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 DUBAI HILLS ESTATE · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−1%SCORE 38
Corner Plot | Direct Park Views | Keys in Hand
VILLA · JUMEIRAH VILLAGE TRIANGLE
AED 173K
AED 175K
ACTIVE LISTING
SCORE 25
Spacious | Luxurious Finishing | Lowest Price
VILLA · ELIE SAAB 1
AED 300K
ACTIVE LISTING
SCORE 25
Spacious 3BR Villa | Garden | Maid’s Room
VILLA · AL SAFA 1 VILLAS
AED 450K
ACTIVE LISTING
SCORE 25
Luxurious 4-Bedroom Villa | Al Safa Ghafat Villas
VILLA · AL SAFA 1 VILLAS
AED 420K
ACTIVE LISTING
Browse all drops in real estate →
Refreshed hourly