Drops · Realestate · Dubai · The ValleyBackGMR-23654

3BR VILLA ELORA

3BR + 4BA · 2,095 sqft · Elora

▼ −1.0%★ Golden VisaVerified 4h ago

Now

AED 2.58M

was 2.60M−25K · −1.0%

40-day history

−41dToday

Open on PropertyFinder

40-day history

🔄Relisted — this listing was removed and reappeared (last: 14 Jul)

II · THE THESIS

DEAL SCORE 27 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 27/100 (Fair deal) because seller has made 1 cut since listing 57d ago and priced 3% below comparable The Valley listings. A fair offer band sits AED 2.39M–AED 2.50M.

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

HEADLINE · COMPOSITE

Fair deal

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

SCORE BREAKDOWN · 27 PTS

Drop % 2/35

Negotiability 6/25

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 25

1 cut · 57d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −1%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 2.39M – AED 2.50M. Find a specialist ↓

BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

BELOW MEDIAN · −3%

−3%

AED 1,229/sqft vs area median 1,467/sqft. See 27 comps ↓

27 ACTIVE COMPS IN THE VALLEY

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

27 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

The Valley, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −1.0% · −-25K

PRICE ACTION · 40 DAYS

PRICE / TIME

Y: AED · X: days since listed · Envelope: median ±8%

AED USD EUR

AskingArea median 2.6MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D40

was AED 2.60M → AED 2.58M

40d after listing

−1.0%

-AED 25K

TOTAL · 40D

−1.0%

-AED 25K

NARRATIVESingle cut of 1.0% — 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 13K−AED 129 / mo

vs AED 13K at pre-drop price (AED 2.60M) · See cuts ↓

DOWN PAYMENT

AED 515K

20% of price

DLD FEE

AED 103K

4% of price

MORTGAGE REG

AED 5K

0.25% loan + 290

CASH TO CLOSE

AED 623K

Day-one out-of-pocket

LOAN AMOUNT

AED 2.06M

25y · 6.00%

TOTAL INTEREST

AED 1.92M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 13K

/ mo · ~6% gross yield

BUY · NOW

AED 13K

+AED 23 / 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

If rates climb to 8%, your payment grows by ~AED 3K/mo.

V · COMPARABLES

THE VALLEY · 3BR · ACTIVE

VALUE · 27 COMPS

VALUE HEADLINE

AED 1,229 /sqft-16%

vs area median AED 1,467 /sqft · 26 comps

RANK

7 / 27

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 26 LISTINGS

MORE EXPENSIVE /SQFT

77% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 2.58M2,0951,229—0d—Single Row | Close to Park | One Month FreeAED 140K1,87375—0d-94%Extended and Single row | Greenbelt ViewAED 140K1,87375—0d-94%Close to Pool | Multiple Cheques | Brand NewAED 140K1,87375—0d-94%Chiller Free : Ready to Move in : Single RowAED 150K1,87380—0d-93%Single Row | Furnished | Available AugustAED 150K1,86880—0d-93%

TAKEAWAYOf 26 comparables, 20 are more expensive per sqft. The 6 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

3BR VILLA ELORA

WHY THIS IS A DEAL

PRICE ACTION · 40 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 27 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES