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Scanning the UAE market

BackRN-5BR-UMALSHIEF-155-RS

HUGE 5BR VILLA PRIVATE POOL · PRIME LOCATION

5BR + 7BA · 15,000 sqft

Verified 4d ago

Now

AED 1.10M

Open on PropertyFinder

AED 73

Price / sqft

−39% vs area median

15,000 sqft

Built-up area

5BR + 7BA

15d

On market

vs 15d median

AED 5,670

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.

04
BELOW MEDIAN · −39%
−39%
AED 73/sqft vs area median 2,331/sqft. See 5 comps ↓
MINMEDIANMAXAED 73/SQFT
5 ACTIVE COMPS IN UMM AL SHEIF VILLAS

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
Umm Al Sheif Villa, 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 6K

vs AED 6K at pre-drop price (AED 1.10M) · See cuts ↓

DOWN PAYMENT
AED 220K
20% of price
DLD FEE
AED 44K
4% of price
MORTGAGE REG
AED 2K
0.25% loan + 290
CASH TO CLOSE
AED 266K
Day-one out-of-pocket
LOAN AMOUNT
AED 880K
25y · 6.00%
TOTAL INTEREST
AED 821K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 9K
/ mo · ~6% gross yield
BUY · NOW
AED 6K
−AED 3K / mo
0y10y

Buying beats renting after 1.2 years at the current price.

STRESS TEST
AT VARIOUS RATES
4.6k5.7k6.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 1K/mo.

V · COMPARABLES
UMM AL SHEIF VILLAS · 5BR · ACTIVE

VALUE · 5 COMPS

VALUE HEADLINE
AED 73 /sqft-97%

vs area median AED 2,331 /sqft · 4 comps

RANK
1 / 5
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
1.0M18.6M36.2M14,06014,90515,750SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
THIS · 73732,331
BREAKDOWN · 4 LISTINGS
MORE EXPENSIVE /SQFT
4
100% of comps
CHEAPER /SQFT
0
See table
MEDIAN DOM
30d
this listing: 11d
NEW THIS WEEK
2
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.10M15,00073—11d—Vacant | Luxurious Villa | Custom BuiltAED 1.80M14,800122—30d+67%Vacant | Luxurious Villa | Custom BuiltAED 1.80M14,800122—1d+67%Custom-Built | Vacant and Ready | Luxurious LivingAED 34.50M14,8002,331—1d+3093%Custom-Built | Vacant and Ready | Luxurious LivingAED 34.50M14,8002,331—30d+3093%
TAKEAWAYOf 4 comparables, 4 are more expensive per sqft.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
UMM AL SHEIF VILLAS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1158↑349 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 1.80MThis: AED 1.10M · -39%
MINMEDIANMAX
AVG DOM
15d
THIS: 15D · −0D
ACTIVE COMPS
5
listings in segment
SIMILAR INVENTORY
Browse drops in Umm Al Sheif Villas
Browse
VII · TRUST & ACTION
DATA ATTESTED · 20 MAY, 10:17 AM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · RN-5BR-UMALSHIEF-155-RS
Last verified
4d ago
20 May, 10:17 AM
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 UMM AL SHEIF VILLAS · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Spacious 3BR Villa | Garden | Maid’s Room
VILLA · AL SAFA 1 VILLAS
AED 450K
ACTIVE LISTING
SCORE 25
Spacious | Luxurious Finishing | Lowest Price
VILLA · ELIE SAAB 1
AED 300K
ACTIVE LISTING
SCORE 25
Luxurious 4-Bedroom Villa | Al Safa Ghafat Villas
VILLA · AL SAFA 1 VILLAS
AED 420K
ACTIVE LISTING
SCORE 25
Turn Key | 3 Bedroom Villa | Exclusive
VILLA · JUMEIRAH VILLAGE TRIANGLE
AED 450K
ACTIVE LISTING
Browse all drops in real estate →
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