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BackVI46229

UPGRADED SINGLE ROW · CORNER UNIT

5BR + 6BA · 4,133 sqft

▼ −10.5%★ Golden VisaVerified 4h ago

Now

€2.14M

was €2.39M−€252K · −10.5%
Open on PropertyFinder

3-day history

AED 2,057

Price / sqft

4,133 sqft

Built-up area

5BR + 6BA

27d

On market

vs 13d median

EUR 43,812

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 35 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 35/100 (Fair deal) because seller has made 1 cut since listing 27d ago. A fair offer band sits €1.99M–€2.08M.

All four signals + supporting evidence below. How do these scores work?

01
HEADLINE · COMPOSITE
35/ 100
Fair deal

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

SCORE BREAKDOWN · 35 PTS
18
8
9
Drop % 18/35
Negotiability 8/25
Confidence 9/10
Drop %·18/35Negotiability·8/25Confidence·9/10

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

02
MOTIVATION · 30
30
1 cut · 27d on market · Price evidence ↓
ListedLISTED−11%LATEST+3d
VELOCITY LOW·MOST RECENT CUT −11%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer €1.99M – €2.08M. Request a callback ↓
ASKSUGGESTED OFFER€2.08M€1.99M€2.14Mlow €1.61M
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
23 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Noya Luma, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −10.5% · −-€252K

PRICE ACTION · 3 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.3M3.5M6.7M10.0MAREA MEDIAN · 0.3M−11%
AskingArea median 0.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D3
was €2.39M → €2.14M
3d after listing
−10.5%
-€252K
TOTAL · 3D
−10.5%
-€252K
NARRATIVESingle cut of 10.5% — 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
€11K−€1K / mo

vs €12K at pre-drop price (€2.39M) · See cuts ↓

DOWN PAYMENT
€428K
20% of price
DLD FEE
€86K
4% of price
MORTGAGE REG
€4K
0.25% loan + 290
CASH TO CLOSE
€518K
Day-one out-of-pocket
LOAN AMOUNT
€1.71M
25y · 6.00%
TOTAL INTEREST
€1.60M
Over full term
RENT VS BUY
RENT · ESTIMATE
€365
/ mo · ~6% gross yield
BUY · NOW
€11K
+€11K / 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
35.9k43.8k52.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€2K/mo.

V · COMPARABLES
NOYA LUMA · 5BR · ACTIVE

VALUE · 14 COMPS

VALUE HEADLINE
AED 2,057 /sqft+2571%

vs area median AED 77 /sqft · 13 comps

RANK
14 / 14
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M4.6M8.9M2,3213,6845,046SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2,057642,057
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
13
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
13
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€2.14M4,1332,057—0d—Single Row | Ready to Move | Great Location€73K4,53164—0d-97%Single Row | Big Plot | 4BHK+MAID | Ready To Move€76K4,53166—0d-97%Single Row | Vacant 4BR +Pool+Maid | Yas Island€78K4,53168—0d-97%Single Row | Vacant 4BR +Pool+Maid | Yas Island€78K4,53168—0d-97%Where Modern Living Meets Space and Luxury€82K4,53172−7.1%0d-96%
TAKEAWAYOf 13 comparables, 0 are more expensive per sqft. The 13 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
NOYA LUMA · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 411↓1524 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€73KThis: €2.14M · +2831%
MINMEDIANMAX
AVG DOM
13d
THIS: 27D · +14D
ACTIVE COMPS
23
listings in segment
SIMILAR INVENTORY
Browse drops in Noya Luma
Browse
VII · TRUST & ACTION
DATA ATTESTED · 06 JUN, 12:35

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · VI46229
Last verified
…
06 Jun, 12:35
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
R
roel
Allsop
↻ ≤ 4h
RM
Roel Mangal
allsop
↻ ≤ 4h
Request a callback
We aim to respond within 4hNo spam · 1 message
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN NOYA LUMA · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

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ACTIVE LISTING
SCORE 25
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€2.39M
ACTIVE LISTING
SCORE 25
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VILLA · AL HUDAYRIAT ISLAND
€1.94M
ACTIVE LISTING
SCORE 25
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VILLA · AL HUDAYRIAT ISLAND
€2.24M
ACTIVE LISTING
Browse all drops in real estate →
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