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BackPB-S-9236-4

EXCLUSIVE 9,461 SQ FT PLOT · TYPE 4

4BR + 4BA · 9,461 sqft

▼ −0.8%★ Golden VisaVerified 6d ago

Now

AED 11.90M

was 11.99M−90K · −0.8%
Open on PropertyFinder

10-day history

AED 1,258

Price / sqft

9,461 sqft

Built-up area

4BR + 4BA

21d

On market

vs 10d median

AED 61,337

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 14 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
14/ 100
Below average

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

SCORE BREAKDOWN · 14 PTS
1
4
9
Drop % 1/35
Negotiability 4/25
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 · 21d on market · Price evidence ↓
ListedD0−1%D11+11d
VELOCITY LOW·LATEST CUT −1%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 11.07M – AED 11.54M. Request a callback ↓
ASKSUGGESTED OFFERAED 11.54MAED 11.07MAED 11.90Mlow AED 8.93M
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
16 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Meadows 9, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −0.8% · −-90K

PRICE ACTION · 11 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
11.3M11.7M12.2M12.6MAREA MEDIAN · 11.9M−1%
AskingArea median 11.9MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D11
was AED 11.99M → AED 11.90M
11d after listing
−0.8%
-AED 90K
TOTAL · 11D
−0.8%
-AED 90K
NARRATIVESingle cut of 0.8% — 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 61K−AED 464 / mo

vs AED 62K at pre-drop price (AED 11.99M) · See cuts ↓

DOWN PAYMENT
AED 2.38M
20% of price
DLD FEE
AED 476K
4% of price
MORTGAGE REG
AED 24K
0.25% loan + 290
CASH TO CLOSE
AED 2.88M
Day-one out-of-pocket
LOAN AMOUNT
AED 9.52M
25y · 6.00%
TOTAL INTEREST
AED 8.88M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 60K
/ mo · ~6% gross yield
BUY · NOW
AED 61K
+AED 2K / 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
50.3k61.3k73.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 12K/mo.

V · COMPARABLES
MEADOWS 9 · 4BR · ACTIVE

VALUE · 15 COMPS

VALUE HEADLINE
AED 1,258 /sqft-7%

vs area median AED 1,350 /sqft · 14 comps

RANK
7 / 15
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M8.3M16.3M3,1786,83910,500SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,258534,126
BREAKDOWN · 14 LISTINGS
MORE EXPENSIVE /SQFT
7
50% of comps
CHEAPER /SQFT
7
See table
MEDIAN DOM
5d
this listing: 21d
NEW THIS WEEK
8
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 11.90M9,4611,258—21d—Single Row | Prime Location | VacantAED 299K5,67253—24d-96%Upgraded | Spacious Type 3 | VacantAED 325K6,03154—4d-96%Refined 4-Bedroom Haven in Meadows 9AED 339K6,09856—16d-96%Spacious 4BHK+Maids | Fully Upgraded | UnfurnishedAED 420K6,04969—3d-95%EXCLUSIVE | Renovated | En-Suite Bedrooms | JulyAED 420K4,018105—5d-92%
TAKEAWAYOf 14 comparables, 7 are more expensive per sqft. The 7 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
MEADOWS 9 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
BUYER'S MARKET
↑ 1158↑349 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 11.90MThis: AED 11.90M · 0%
MINMEDIANMAX
AVG DOM
10d
THIS: 21D · +11D
ACTIVE COMPS
16
listings in segment
SIMILAR INVENTORY
Browse drops in Meadows 9
Browse
VII · TRUST & ACTION
DATA ATTESTED · 19 MAY, 04:04 AM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · PB-S-9236-4
Last verified
6d ago
19 May, 04:04 AM
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 MEADOWS 9 · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Negotiable | Vacant on Transfer | Fully Extended
VILLA · SIDRA VILLAS I
AED 8.00M
ACTIVE LISTING
SCORE 25
High End Living | 7 BR | Beach Villas
VILLA · FROND A
AED 42.00M
ACTIVE LISTING
SCORE 25
Exclusive Type 4 | 4BR Extended Over 10%
VILLA · MEADOWS 9
AED 13.45M
ACTIVE LISTING
SCORE 25
Single Row | Standard Unit | Prime Location
VILLA · SIDRA VILLAS III
AED 10.50M
ACTIVE LISTING
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