UAEDrops

Scanning the UAE market

Back1030802675369

VACANT I MODERN VILLA I AREA SPECIALIST

4BR + 5BA · 6,541 sqft

▼ −6.6%★ Golden VisaVerified 11d ago

Now

$3.49M

was $3.73M−$245K · −6.6%
Open on PropertyFinder

19-day history

AED 1,957

Price / sqft

6,541 sqft

Built-up area

4BR + 5BA

21d

On market

vs 5d median

USD 65,976

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 27 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
27/ 100
Fair deal

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

SCORE BREAKDOWN · 27 PTS
11
7
9
Drop % 11/35
Negotiability 7/25
Confidence 9/10

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

02
MOTIVATION · 25
25
1 cut · 21d on market · Price evidence ↓
ListedD0−7%D2+2d
VELOCITY LOW·LATEST CUT −7%
03
NEGOTIABILITY · LOW
LOW
Suggested offer $3.24M – $3.38M. Request a callback ↓
ASKSUGGESTED OFFER$3.38M$3.24M$3.49Mlow $2.61M
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
8 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Nad Al Sheba Garde, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −6.6% · −-$245K

PRICE ACTION · 2 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.7M5.2M9.8M14.4MAREA MEDIAN · 0.7M−7%
AskingArea median 0.7MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D2
was $3.73M → $3.49M
2d after listing
−6.6%
-$245K
TOTAL · 2D
−6.6%
-$245K
NARRATIVESingle cut of 6.6% — 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
$18K−$1K / mo

vs $19K at pre-drop price ($3.73M) · See cuts ↓

DOWN PAYMENT
$697K
20% of price
DLD FEE
$139K
4% of price
MORTGAGE REG
$7K
0.25% loan + 290
CASH TO CLOSE
$844K
Day-one out-of-pocket
LOAN AMOUNT
$2.79M
25y · 6.00%
TOTAL INTEREST
$2.60M
Over full term
RENT VS BUY
RENT · ESTIMATE
$946
/ mo · ~6% gross yield
BUY · NOW
$18K
+$17K / 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
54.1k66.0k79.0k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$4K/mo.

V · COMPARABLES
NAD AL SHEBA GARDENS PHASE 2 · 4BR · ACTIVE

VALUE · 9 COMPS

VALUE HEADLINE
AED 1,957 /sqft+1517%

vs area median AED 121 /sqft · 8 comps

RANK
9 / 9
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M6.8M13.4M1,7254,2976,868SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,9571121,957
BREAKDOWN · 8 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
3d
this listing: 20d
NEW THIS WEEK
7
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$3.49M6,5411,957—20d—Brand New | Stand Alone | Near to Pool$189K6,209112—2d-94%Brand New | Stand Alone | Near to Pool$189K6,209112—2d-94%Exclusive | Big Plot | Landscaped | View Now$191K6,240112—24d-94%Brand New | Spacious 3BR | View Now$74K2,234121—3d-94%Brand New | Spacious 3BR | View Now$74K2,234121—3d-94%
TAKEAWAYOf 8 comparables, 0 are more expensive per sqft. The 8 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 PHASE 2 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1159↑350 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
$189KThis: $3.49M · +1742%
MINMEDIANMAX
AVG DOM
5d
THIS: 21D · +16D
ACTIVE COMPS
8
listings in segment
SIMILAR INVENTORY
Browse drops in Nad Al Sheba Gardens Phase 2
Browse
VII · TRUST & ACTION
DATA ATTESTED · 14 MAY, 10:02 AM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · 1030802675369
Last verified
11d ago
14 May, 10:02 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 NAD AL SHEBA GARDENS PHASE 2 · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−6%SCORE 45
Exclusive | On Park | Extended
VILLA · SIDRA VILLAS II
$3.46M
$3.68M
ACTIVE LISTING
−2%SCORE 39
Single Row | 4 Bedroom | Owner Occupied
VILLA · MAPLE AT DUBAI HILLS ESTATE 1
$1.42M
$1.44M
ACTIVE LISTING
SCORE 25
Lowest Premium | Ideally Located | Call Now
VILLA · FARM GARDENS 1
$2.18M
ACTIVE LISTING
SCORE 25
Stop Scrolling | Best Deal | Call Now
VILLA · ARABIAN RANCHES 3
$1.63M
ACTIVE LISTING
Browse all drops in real estate →
Refreshed hourly