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BackXE-S-1649

ULTRA PREMIUM PENTHOUSE PRIVATE POOL · BURJ VIEW

4BR + 5BA · 10,062 sqft

★ Golden VisaVerified 2h ago

Now

AED 165.00M

Open on PropertyFinder

AED 16,398

Price / sqft

10,062 sqft

Built-up area

4BR + 5BA

22d

On market

vs 1d median

AED 850,478

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
9 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Bugatti Residences, 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 850K

vs AED 850K at pre-drop price (AED 165.00M) · See cuts ↓

DOWN PAYMENT
AED 33.00M
20% of price
DLD FEE
AED 6.60M
4% of price
MORTGAGE REG
AED 330K
0.25% loan + 290
CASH TO CLOSE
AED 39.93M
Day-one out-of-pocket
LOAN AMOUNT
AED 132.00M
25y · 6.00%
TOTAL INTEREST
AED 123.14M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 315K
/ mo · ~6% gross yield
BUY · NOW
AED 850K
+AED 535K / 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
696.7k850.5k1018.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 168K/mo.

V · COMPARABLES
BUGATTI RESIDENCES · 4BR · ACTIVE

VALUE · 7 COMPS

VALUE HEADLINE
AED 16,398 /sqft+36%

vs area median AED 12,084 /sqft · 6 comps

RANK
5 / 7
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
31.3M102.3M173.3M4,8099,13913,468SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 16,3986,51916,398
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
1d
this listing: 1d
NEW THIS WEEK
6
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 165.00M10,06216,398—1d—Highest Floor | Saint Tropez | Genuine ResaleAED 33.00M5,0626,519—1d-60%Iconic Skyline | Waterfront Views | Branded LivingAED 58.00M7,2058,050—1d-51%Branded Living | Panoramic Iconic Views | luxuryAED 63.00M6,7889,281—1d-43%Iconic Branded Living | Ultra Luxury |Skyline ViewAED 155.00M12,82712,084—1d-26%Handover Q2 2026 | Ultra Luxury | Sky MansionAED 165.00M10,06216,398—1d0%
TAKEAWAYOf 6 comparables, 0 are more expensive per sqft. The 6 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
BUGATTI RESIDENCES · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1221↑412 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 63.00MThis: AED 165.00M · +162%
MINMEDIANMAX
AVG DOM
1d
THIS: 22D · +21D
ACTIVE COMPS
9
listings in segment
SIMILAR INVENTORY
Browse drops in Bugatti Residences
Browse
VII · TRUST & ACTION
DATA ATTESTED · 25 MAY, 13:33

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · XE-S-1649
Last verified
2h ago
25 May, 13:33
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 BUGATTI RESIDENCES · RANKED BY RECENCY

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