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STUNNING FULLY FURNISHED ULTRA-LUXURY 7BR VILLAS

7BR + 7BA · 8,600 sqft · Emerald Hills

★ Golden VisaVerified 2h ago

Now

AED 36.80M

Open on PropertyFinder

AED 4,279

Price / sqft

8,600 sqft

Built-up area

7BR + 7BA

28d

On market

vs 9d median

AED 189,682

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
71 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Dubai Hills Estate, 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 190K

vs AED 190K at pre-drop price (AED 36.80M) · See cuts ↓

DOWN PAYMENT
AED 7.36M
20% of price
DLD FEE
AED 1.47M
4% of price
MORTGAGE REG
AED 74K
0.25% loan + 290
CASH TO CLOSE
AED 8.91M
Day-one out-of-pocket
LOAN AMOUNT
AED 29.44M
25y · 6.00%
TOTAL INTEREST
AED 27.46M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 12K
/ mo · ~6% gross yield
BUY · NOW
AED 190K
+AED 178K / 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
155.4k189.7k227.2k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 38K/mo.

V · COMPARABLES
DUBAI HILLS ESTATE · 7BR · ACTIVE

VALUE · 4 COMPS

VALUE HEADLINE
AED 4,279 /sqft-18%

vs area median AED 5,197 /sqft · 3 comps

RANK
2 / 4
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
35.0M79.4M123.9M8,17021,72335,276SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
THIS · 4,2793,5125,197
BREAKDOWN · 3 LISTINGS
MORE EXPENSIVE /SQFT
2
67% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
5d
this listing: 23d
NEW THIS WEEK
2
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 36.80M8,6004,279—23d—Exquisite Contemporary Villa in Dubai HillsAED 118.00M33,5963,512—2d-18%Ultra Luxury Emerald Hills Villa | Vastu CompliantAED 89.90M17,3005,197—5d+21%Meticulously Upgraded Emerald Hills VillaAED 89.90M17,3005,197—20d+21%
TAKEAWAYOf 3 comparables, 2 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
DUBAI HILLS ESTATE · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
BUYER'S MARKET
↑ 1221↑412 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 2.40MThis: AED 36.80M · +1433%
MINMEDIANMAX
AVG DOM
9d
THIS: 28D · +19D
ACTIVE COMPS
71
listings in segment
SIMILAR INVENTORY
Browse drops in Dubai Hills Estate
Browse
VII · TRUST & ACTION
DATA ATTESTED · 25 MAY, 13:33

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · NQNZMD3YX3J6TY4ECWA9716CMG
Last verified
2h ago
25 May, 13:33
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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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

−2%SCORE 39
Single Row | 4 Bedroom | Owner Occupied
VILLA · MAPLE AT DUBAI HILLS ESTATE 1
AED 5.20M
AED 5.30M
ACTIVE LISTING
SCORE 25
Equisite Garden Villa 4BR G+1 Villas |Dubai Island
VILLA · BAY VILLAS
AED 9.80M
ACTIVE LISTING
SCORE 25
Large 4Br Regional | Best Price in the Market
VILLA · REGIONAL LARGE
AED 11.25M
ACTIVE LISTING
SCORE 25
Maids Room | Extended | Upgraded | VOT | 3M
VILLA · SPRINGS 9
AED 6.20M
ACTIVE LISTING
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