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BackBEACHMANSION-HBS02190101-KA

LUXURY 4BR PENTHOUSE WITH SEA & MARINA VIEWS

4BR + 5BA · 5,835 sqft

★ Golden VisaVerified 52m ago

Now

AED 25.00M

Open on PropertyFinder

AED 4,284

Price / sqft

5,835 sqft

Built-up area

4BR + 5BA

6d

On market

vs 5d median

AED 128,860

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE PENDING

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE

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

SCORE BREAKDOWN

Awaiting first price event to compute score.

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

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
7 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Beach Mansion Towe, last 180d
REFRESH
Hourly
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 129K

vs AED 129K at pre-drop price (AED 25.00M) · See cuts ↓

DOWN PAYMENT
AED 5.00M
20% of price
DLD FEE
AED 1.00M
4% of price
MORTGAGE REG
AED 50K
0.25% loan + 290
CASH TO CLOSE
AED 6.05M
Day-one out-of-pocket
LOAN AMOUNT
AED 20.00M
25y · 6.00%
TOTAL INTEREST
AED 18.66M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 8K
/ mo · ~6% gross yield
BUY · NOW
AED 129K
+AED 121K / 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
105.6k128.9k154.4k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 26K/mo.

V · COMPARABLES
BEACH MANSION TOWER 2 · 4BR · ACTIVE

VALUE · 3 COMPS

VALUE HEADLINE
AED 4,284 /sqft+31%

vs area median AED 3,265 /sqft · 2 comps

RANK
3 / 3
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
1.4M13.8M26.3M2,3574,2426,127SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 4,2842574,284
BREAKDOWN · 2 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
4d
this listing: 0d
NEW THIS WEEK
2
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 25.00M5,8354,284—0d—LUXURY 4BR PENTHOUSE WITH SEA & MARINA VIEWSAED 1.50M5,835257—0d-94%HIGH FLOOR / SEA VIEW LIVING / MOTIVATED SELLERAED 8.10M2,4813,265—4d-24%
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
BEACH MANSION TOWER 2 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1158↑349 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 1.50MThis: AED 25.00M · +1567%
MINMEDIANMAX
AVG DOM
5d
THIS: 6D · +1D
ACTIVE COMPS
7
listings in segment
SIMILAR INVENTORY
Browse drops in Beach Mansion Tower 2
Browse
VII · TRUST & ACTION
DATA ATTESTED · 24 MAY, 07:20 PM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · BeachMansion-HBS02190101-KA
Last verified
52m ago
24 May, 07:20 PM
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 BEACH MANSION TOWER 2 · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−13%SCORE 77
DUPLEX - PRIVATE POOL - FURNISHED - 4% DLD Waiver
PENTHOUSE · CHIC TOWER
AED 23.00M
AED 26.50M
PRICE TRAJECTORY
SCORE 25
Luxury Penthouse | The Pearl | Direct Beach Access
PENTHOUSE · ONE CRESCENT
AED 185.00M
ACTIVE LISTING
SCORE 25
4% DLD Waiver - Fully Furnished - Pool on Terrace
PENTHOUSE · AZIZI RIVIERA REVE TOWER 3
AED 15.82M
ACTIVE LISTING
SCORE 25
Beachfront 5BR Penthouse | Armani Beach Residences
PENTHOUSE · ARMANI BEACH RESIDENCES
AED 78.00M
ACTIVE LISTING
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