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BackBH-S-226782-1

EXCLUSIVE SKYLINE VIEW · GARDEN HALL

4BR + 5BA · 5,350 sqft

▼ −4.3%★ Golden VisaVerified 16m ago

Now

$5.99M

was $6.26M−$272K · −4.3%
Open on PropertyFinder

6-day history

AED 4,112

Price / sqft

−20% vs area median

5,350 sqft

Built-up area

4BR + 5BA

15d

On market

vs 29d median

USD 113,397

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 35 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
35/ 100
Fair deal

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

SCORE BREAKDOWN · 35 PTS
8
5
13
9
Drop % 8/35
Negotiability 5/25
Below median 13/20
Confidence 9/10

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

02
MOTIVATION · 20
20
1 cut · 15d on market · Price evidence ↓
ListedD0−4%D8+8d
VELOCITY LOW·LATEST CUT −4%
03
NEGOTIABILITY · LOW
LOW
Suggested offer $5.57M – $5.81M. Request a callback ↓
ASKSUGGESTED OFFER$5.81M$5.57M$5.99Mlow $4.49M
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −20%
−20%
AED 4,112/sqft vs area median 5,000/sqft. See 11 comps ↓
MINMEDIANMAXAED 4,112/SQFT
11 ACTIVE COMPS IN GARDEN HALL

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
11 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Garden Hall, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −4.3% · −-$272K

PRICE ACTION · 8 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
20.9M23.6M26.2M28.9MAREA MEDIAN · 27.5M−4%
AskingArea median 27.5MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D8
was $6.26M → $5.99M
8d after listing
−4.3%
-$272K
TOTAL · 8D
−4.3%
-$272K
NARRATIVESingle cut of 4.3% — 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
$31K−$1K / mo

vs $32K at pre-drop price ($6.26M) · See cuts ↓

DOWN PAYMENT
$1.20M
20% of price
DLD FEE
$240K
4% of price
MORTGAGE REG
$12K
0.25% loan + 290
CASH TO CLOSE
$1.45M
Day-one out-of-pocket
LOAN AMOUNT
$4.79M
25y · 6.00%
TOTAL INTEREST
$4.47M
Over full term
RENT VS BUY
RENT · ESTIMATE
$37K
/ mo · ~6% gross yield
BUY · NOW
$31K
−$7K / mo
0y10y

Buying beats renting after 3.2 years at the current price.

STRESS TEST
AT VARIOUS RATES
92.9k113.4k135.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$6K/mo.

V · COMPARABLES
GARDEN HALL · 4BR · ACTIVE

VALUE · 11 COMPS

VALUE HEADLINE
AED 4,112 /sqft-18%

vs area median AED 5,000 /sqft · 10 comps

RANK
5 / 11
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
20.9M28.8M36.6M4,9808,07311,167SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 4,1122,4465,829
BREAKDOWN · 10 LISTINGS
MORE EXPENSIVE /SQFT
6
60% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
33d
this listing: 14d
NEW THIS WEEK
1
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$5.99M5,3504,112—14d—Lake view | Renovated | Prime Location$7.08M10,6312,446—5d-41%Fully Extended | Vastu | 5 Bedroom$7.32M10,6332,530—33d-38%4 Bed | Miami-Style Design | Fully Furnished$7.49M10,6002,594—31d-37%PARK-BACKING | TURN-KEY | GARDEN HALL$8.65M10,6352,985—33d-27%Vacant Now |Spacious Garden Hall|Skyline View$6.54M5,2424,578—40d+11%
TAKEAWAYOf 10 comparables, 6 are more expensive per sqft. The 4 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
GARDEN HALL · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1223↑414 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
$7.49MThis: $5.99M · -20%
MINMEDIANMAX
AVG DOM
29d
THIS: 15D · −14D
ACTIVE COMPS
11
listings in segment
SIMILAR INVENTORY
Browse drops in Garden Hall
Browse
VII · TRUST & ACTION
DATA ATTESTED · 25 MAY, 16:25

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · BH-S-226782-1
Last verified
16m ago
25 May, 16:25
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 GARDEN HALL · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Big Plot | Renovated | Extended | Quiet Location
VILLA · REGIONAL
$2.82M
ACTIVE LISTING
SCORE 25
Vacant| Opposite Lake | Great Renno Opportunity
VILLA · SPRINGS 6
$1.40M
ACTIVE LISTING
SCORE 25
Lowest Premium | On Central Park | Call Now
VILLA · ELIE SAAB 1
$2.67M
ACTIVE LISTING
SCORE 25
Springs 10 | Private Location | Upgraded 4M
VILLA · SPRINGS 10
$899K
ACTIVE LISTING
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