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BackNUA-S-4218

RARE 3 BEDROOM DUPLEX I PRIME LOCATION I SPACIOUS

3BR + 3BA · 2,329 sqft

▼ −4.8%★ Golden VisaVerified 5d ago

Now

AED 3.79M

was 3.98M−190K · −4.8%
Open on PropertyFinder

7-day history

AED 1,627

Price / sqft

2,329 sqft

Built-up area

3BR + 3BA

27d

On market

vs 8d median

AED 19,535

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 22 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 22/100 (Fair deal) because seller has made 1 cut since listing 27d ago. A fair offer band sits AED 3.52M–AED 3.68M.

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

01
HEADLINE · COMPOSITE
22/ 100
Fair deal

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

SCORE BREAKDOWN · 22 PTS
8
5
9
Drop % 8/35
Negotiability 5/25
Confidence 9/10

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

02
MOTIVATION · 20
20
1 cut · 27d on market · Price evidence ↓
ListedLISTED−5%LATEST+2d
VELOCITY LOW·MOST RECENT CUT −5%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 3.52M – AED 3.68M. Request a callback ↓
ASKSUGGESTED OFFERAED 3.68MAED 3.52MAED 3.79Mlow AED 2.84M
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
4 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Laguna Tower, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −4.8% · −-190K

PRICE ACTION · 2 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
3.1M3.5M3.8M4.2MAREA MEDIAN · 3.3M−5%
AskingArea median 3.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D2
was AED 3.98M → AED 3.79M
2d after listing
−4.8%
-AED 190K
TOTAL · 2D
−4.8%
-AED 190K
NARRATIVESingle cut of 4.8% — 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
AED 20K−AED 979 / mo

vs AED 21K at pre-drop price (AED 3.98M) · See cuts ↓

DOWN PAYMENT
AED 758K
20% of price
DLD FEE
AED 152K
4% of price
MORTGAGE REG
AED 8K
0.25% loan + 290
CASH TO CLOSE
AED 917K
Day-one out-of-pocket
LOAN AMOUNT
AED 3.03M
25y · 6.00%
TOTAL INTEREST
AED 2.83M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 16K
/ mo · ~6% gross yield
BUY · NOW
AED 20K
+AED 3K / 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
16.0k19.5k23.4k4%5%6%7%8%AED / MO

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

V · COMPARABLES
LAGUNA TOWER · 3BR · ACTIVE

VALUE · 3 COMPS

VALUE HEADLINE
AED 1,627 /sqft0%

vs area median AED 1,627 /sqft · 2 comps

RANK
2 / 3
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
2.6M3.3M4.0M1,9062,1762,445SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
THIS · 1,6271,3711,627
BREAKDOWN · 2 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
2
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.79M2,3291,627—0d—Largest Layout | High Floor | Lake ViewsAED 2.75M2,0061,371—0d-16%RARE 3 BEDROOM DUPLEX I PRIME LOCATION I SPACIOUSAED 3.79M2,3291,627—0d0%
TAKEAWAYOf 2 comparables, 0 are more expensive per sqft. The 2 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
LAGUNA TOWER · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 584↓1351 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 3.27MThis: AED 3.79M · +16%
MINMEDIANMAX
AVG DOM
8d
THIS: 27D · +19D
ACTIVE COMPS
4
listings in segment
SIMILAR INVENTORY
Browse drops in Laguna Tower
Browse
VII · TRUST & ACTION
DATA ATTESTED · 05 JUN, 06:10

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · NUA-S-4218
Last verified
…
05 Jun, 06:10
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 LAGUNA TOWER · RANKED BY RECENCY

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