Drops · Realestate · Dubai · Springs 11BackMCC-R-72888
VACANT TYPE 4M · FULLY UPGRADED
2BR + 4BA · 1,864 sqft
▼ −2.9%Verified 1h ago
2-day history
AED 91
Price / sqft
−6% vs area median
1,864 sqft
Built-up area
2BR + 4BA
13d
On market
vs 8d median
AED 876
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE 22 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Fair deal
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 22 PTS
5
4
4
9
Drop % 5/35
Negotiability 4/25
Below median 4/20
Confidence 9/10
Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
15 ACTIVE COMPS IN SPRINGS 11
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
15 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Springs 11, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −2.9% · −-5KPRICE ACTION · 10 DAYS
AskingArea median 0.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D10
was AED 175K → AED 170K
10d after listing
−2.9%
-AED 5K
TOTAL · 10D
−2.9%
-AED 5K
NARRATIVESingle cut of 2.9% — 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 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 876−AED 26 / mo
vs AED 902 at pre-drop price (AED 175K) · See cuts ↓
DOWN PAYMENT
AED 34K
20% of price
DLD FEE
AED 7K
4% of price
MORTGAGE REG
AED 630
0.25% loan + 290
CASH TO CLOSE
AED 41K
Day-one out-of-pocket
LOAN AMOUNT
AED 136K
25y · 6.00%
TOTAL INTEREST
AED 127K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 900
/ mo · ~6% gross yield
BUY · NOW
AED 876
−AED 24 / mo
0y10y
Buying beats renting after 26.0 years at the current price.
STRESS TEST
AT VARIOUS RATESIf rates climb to 8%, your payment grows by ~AED 173/mo.
V · COMPARABLES
SPRINGS 11 · 2BR · ACTIVEVALUE · 14 COMPS
VALUE HEADLINE
AED 91 /sqft0%
vs area median AED 91 /sqft · 13 comps
RANK
7 / 14
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
6
46% of comps
CHEAPER /SQFT
7
See table
MEDIAN DOM
6d
this listing: 12d
NEW THIS WEEK
7
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 170K1,86491—12d—Type 4E| Corner Plot | Well MaintainedAED 160K3,54445—10d-51%Springs 11 - Type 4E - Must SeeAED 160K3,54445—2d-51%Must See | Type 4E | Multiple ChequesAED 145K3,15246—6d-49%Type 4E | Large Plot | Lake viewAED 180K3,86047—11d-48%Beautiful Garden - Ready to Move - Close to ParkAED 150K3,12048—1d-47%TAKEAWAYOf 13 comparables, 6 are more expensive per sqft. The 7 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
SPRINGS 11 · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 1156↑347 vs last 30d
drops detected · UAE-wide
MEDIAN PRICE · ACTIVE
AED 180KThis: AED 170K · -6%
AVG DOM
8d
THIS: 13D · +5D
ACTIVE COMPS
15
listings in segment
SIMILAR INVENTORY
Browse drops in Springs 11
VII · TRUST & ACTION
DATA ATTESTED · 24 MAY, 05:16 PMTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · MCC-R-72888
Last verified
1h ago
24 May, 05:16 PM
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
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