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FULL SEA VIEW ELEVATED 20 METERS · PRIVATE POOL

4BR + 5BA · 6,259 sqft · Nawayef East

▼ −4.8%★ Golden VisaVerified 2h ago

Now

AED 13.90M

was 14.60M−700K · −4.8%
Open on PropertyFinder

5-day history

AED 2,221

Price / sqft

6,259 sqft

Built-up area

4BR + 5BA

27d

On market

vs 10d median

AED 71,646

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 22 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
22/ 100
Fair deal

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

SCORE BREAKDOWN · 22 PTS
8
5
9
Drop % 8/35
Negotiability 5/25
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%D21+21d
VELOCITY LOW·LATEST CUT −5%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 12.93M – AED 13.48M. Request a callback ↓
ASKSUGGESTED OFFERAED 13.48MAED 12.93MAED 13.90Mlow AED 10.43M
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
120 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Hudayriat Islan, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −4.8% · −-700K

PRICE ACTION · 21 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
7.5M10.1M12.7M15.3MAREA MEDIAN · 7.9M−5%
AskingArea median 7.9MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D21
was AED 14.60M → AED 13.90M
21d after listing
−4.8%
-AED 700K
TOTAL · 21D
−4.8%
-AED 700K
NARRATIVESingle cut of 4.8% — 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 72K−AED 4K / mo

vs AED 75K at pre-drop price (AED 14.60M) · See cuts ↓

DOWN PAYMENT
AED 2.78M
20% of price
DLD FEE
AED 556K
4% of price
MORTGAGE REG
AED 28K
0.25% loan + 290
CASH TO CLOSE
AED 3.36M
Day-one out-of-pocket
LOAN AMOUNT
AED 11.12M
25y · 6.00%
TOTAL INTEREST
AED 10.37M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 40K
/ mo · ~6% gross yield
BUY · NOW
AED 72K
+AED 32K / 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
58.7k71.6k85.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 14K/mo.

V · COMPARABLES
AL HUDAYRIAT ISLAND · 4BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 2,221 /sqft+40%

vs area median AED 1,591 /sqft · 50 comps

RANK
46 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
4.2M16.5M28.9M2,4849,80817,131SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2,2219182,767
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
5
10% of comps
CHEAPER /SQFT
45
See table
MEDIAN DOM
5d
this listing: 26d
NEW THIS WEEK
35
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 13.90M6,2592,221—26d—Stunning 4BR | Great Location | Peaceful LifestyleAED 7.75M8,438918—5d-59%Luxury 4BR | Premium Finishing | Elite CommunityAED 7.85M8,450929—7d-58%Hot Deal | Less Than OP | 4BR+M w/ Private PoolAED 7.70M8,072954—13d-57%Luxury 5BHK | Best Community | Beach AccessAED 9.55M10,006954—14d-57%Central Park | Contemporary Style | 5 bedroomsAED 9.60M10,006959—30d-57%
TAKEAWAYOf 50 comparables, 5 are more expensive per sqft. The 45 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
AL HUDAYRIAT ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1245↑436 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 7.90MThis: AED 13.90M · +76%
MINMEDIANMAX
AVG DOM
10d
THIS: 27D · +17D
ACTIVE COMPS
120
listings in segment
SIMILAR INVENTORY
Browse drops in Al Hudayriat Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 27 MAY, 16:25

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · CH5K3QDC31186X6WDABMYQG9YW
Last verified
2h ago
27 May, 16:25
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 AL HUDAYRIAT ISLAND · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Waterfront |6 M-BR +Maid | Pool | Luxury Finishing
VILLA · LEA
AED 15.00M
ACTIVE LISTING
SCORE 25
Single Row | Private Pool | Facing Park | Luxury 5
VILLA · YAS ISLAND
AED 10.50M
ACTIVE LISTING
SCORE 25
Corner Villa| Ideal Location| Prime Community
VILLA · AL GHADEER
AED 3.35M
ACTIVE LISTING
SCORE 25
Exclusive Community | Spacious 4BR Villa | Coastal
VILLA · ALJURF
AED 5.25M
ACTIVE LISTING
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