Drops · Realestate · Dubai · Sadaf 2BackBH-R-211907
UNIQUE DUPLEX UPGRADED · PARTIAL SEA VIEW
4BR + 5BA · 2,454 sqft
Verified 1h ago
Now
AED 300K
AED 122
Price / sqft
−39% vs area median
2,454 sqft
Built-up area
4BR + 5BA
30d
On market
vs 2d median
AED 1,546
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY 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.
04
5 ACTIVE COMPS IN SADAF 2
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
5 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Sadaf 2, last 180d
REFRESH
Hourly
IV · CASHFLOW
UAE CB GUIDELINES · YOUR ASSUMPTIONSMORTGAGE · 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 2K
vs AED 2K at pre-drop price (AED 300K) · See cuts ↓
DOWN PAYMENT
AED 60K
20% of price
DLD FEE
AED 12K
4% of price
MORTGAGE REG
AED 890
0.25% loan + 290
CASH TO CLOSE
AED 73K
Day-one out-of-pocket
LOAN AMOUNT
AED 240K
25y · 6.00%
TOTAL INTEREST
AED 224K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 2K
/ mo · ~6% gross yield
BUY · NOW
AED 2K
−AED 929 / mo
0y10y
Buying beats renting after 1.2 years at the current price.
STRESS TEST
AT VARIOUS RATESIf rates climb to 8%, your payment grows by ~AED 306/mo.
V · COMPARABLES
SADAF 2 · 4BR · ACTIVEVALUE · 4 COMPS
VALUE HEADLINE
AED 122 /sqft+49%
vs area median AED 82 /sqft · 3 comps
RANK
4 / 4
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 3 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
3
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 300K2,454122—0d—Luxury 4Bedroom Penthouse | Private PoolAED 495K6,30678—0d-36%Full Marina/Sea View | Private Pool | VacantAED 520K6,30682—0d-33%Upgraded | Partial Sea View | Very SpaciousAED 170K1,89190—0d-26%TAKEAWAYOf 3 comparables, 0 are more expensive per sqft. The 3 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
SADAF 2 · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
No coordinates for this area yet.
AREA PULSE · 30D
SLOWING↓ 350↓1585 vs last 30d
drops detected · UAE-wide
MEDIAN PRICE · ACTIVE
AED 495KThis: AED 300K · -39%
AVG DOM
2d
THIS: 30D · +28D
ACTIVE COMPS
5
listings in segment
SIMILAR INVENTORY
Browse drops in Sadaf 2
VII · TRUST & ACTION
DATA ATTESTED · 05 JUN, 10:18THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · BH-R-211907
Last verified
…
05 Jun, 10:18
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VIII · NEXT BEST
4 ACTIVE IN SADAF 2 · RANKED BY RECENCYSIMILAR OPPORTUNITIES
SCORE 25
Best layout | Boulevard View | Chiller Free
APARTMENT · BLVD HEIGHTS TOWER 2
AED 210K
ACTIVE LISTING
SCORE 25
Exclusive | Fully Furnished | Full Palm View
APARTMENT · GRAND BLEU TOWER 2
AED 320K
ACTIVE LISTING
SCORE 25
Great Location | Spacious Layout | Ready To Move
APARTMENT · PARK HEIGHTS 1
AED 125K
ACTIVE LISTING
SCORE 25
Never Rented | Fully renovated / Fully Furnished
APARTMENT · RAHAAL 2
AED 150K
ACTIVE LISTING
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