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BackPB-S-36617-4

POOL AND PARK BACKING JULY HANDOVER

5BR + 6BA · 8,149 sqft · Alaya

▼ −10.4%★ Golden VisaVerified 6d ago

Now

€4.35M

was €4.85M−€504K · −10.4%
Open on PropertyFinder

6-day history

AED 2,117

Price / sqft

8,149 sqft

Built-up area

5BR + 6BA

18d

On market

vs 5d median

EUR 88,914

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 34 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
34/ 100
Fair deal

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

SCORE BREAKDOWN · 34 PTS
18
7
9
Drop % 18/35
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 · 30
30
1 cut · 18d on market · Price evidence ↓
ListedD0−10%D6+6d
VELOCITY LOW·LATEST CUT −10%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €4.04M – €4.21M. Request a callback ↓
ASKSUGGESTED OFFER€4.21M€4.04M€4.35Mlow €3.26M
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
64 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Tilal Al Ghaf, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −10.4% · −-€504K

PRICE ACTION · 6 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.3M6.9M13.6M20.2MAREA MEDIAN · 0.3M−10%
AskingArea median 0.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D6
was €4.85M → €4.35M
6d after listing
−10.4%
-€504K
TOTAL · 6D
−10.4%
-€504K
NARRATIVESingle cut of 10.4% — 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
€22K−€3K / mo

vs €25K at pre-drop price (€4.85M) · See cuts ↓

DOWN PAYMENT
€869K
20% of price
DLD FEE
€174K
4% of price
MORTGAGE REG
€9K
0.25% loan + 290
CASH TO CLOSE
€1.05M
Day-one out-of-pocket
LOAN AMOUNT
€3.48M
25y · 6.00%
TOTAL INTEREST
€3.24M
Over full term
RENT VS BUY
RENT · ESTIMATE
€337
/ mo · ~6% gross yield
BUY · NOW
€22K
+€22K / 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
72.8k88.9k106.5k4%5%6%7%8%AED / MO

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

V · COMPARABLES
TILAL AL GHAF · 5BR · ACTIVE

VALUE · 32 COMPS

VALUE HEADLINE
AED 2,117 /sqft+13%

vs area median AED 1,871 /sqft · 31 comps

RANK
20 / 32
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M29.5M58.8M2,05911,11820,177SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2,117823,197
BREAKDOWN · 31 LISTINGS
MORE EXPENSIVE /SQFT
12
39% of comps
CHEAPER /SQFT
19
See table
MEDIAN DOM
2d
this listing: 13d
NEW THIS WEEK
23
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€4.35M8,1492,117—13d—Upgraded | Open Kitchen | Green Belt€71K3,42282—4d-96%Corner | Nicely Landscaped | Contact for Viewings€60K2,72388—0d-96%Close to Park | Landscaped | Vacant Now€53K2,23794—0d-96%Good Location | Kitchen Appliances | Brand New€55K2,34094—0d-96%Vacant / Garden Suite / Closed Kitchen€113K4,65097—3d-95%
TAKEAWAYOf 31 comparables, 12 are more expensive per sqft. The 19 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
TILAL AL GHAF · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

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

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€67KThis: €4.35M · +6349%
MINMEDIANMAX
AVG DOM
5d
THIS: 18D · +13D
ACTIVE COMPS
64
listings in segment
SIMILAR INVENTORY
Browse drops in Tilal Al Ghaf
Browse
VII · TRUST & ACTION
DATA ATTESTED · 19 MAY, 04:04 AM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · PB-S-36617-4
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 TILAL AL GHAF · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Negotiable | Vacant on Transfer | Fully Extended
VILLA · SIDRA VILLAS I
€2.01M
ACTIVE LISTING
SCORE 25
High End Living | 7 BR | Beach Villas
VILLA · FROND A
€10.58M
ACTIVE LISTING
SCORE 25
Single Row | Standard Unit | Prime Location
VILLA · SIDRA VILLAS III
€2.64M
ACTIVE LISTING
SCORE 25
Exclusive Type 4 | 4BR Extended Over 10%
VILLA · MEADOWS 9
€3.39M
ACTIVE LISTING
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