Drops · Realestate · Dubai · La Mer South IslandBackDPF-S-48971

6BR VILLA LA MER SOUTH ISLAND

6BR + 7BA · 13,370 sqft

▼ −20.0%★ Golden VisaVerified 25d ago

Now

€22.17M

was €27.71M−€5.54M · −20.0%

56-day history

Open on PropertyFinder

56-day history

II · THE THESIS

DEAL SCORE 57 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 57/100 (Good opportunity) because seller has made 1 cut since listing 56d ago. A fair offer band sits €19.51M–€21.06M.

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

HEADLINE · COMPOSITE

Good opportunity

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

SCORE BREAKDOWN · 57 PTS

Drop % 35/35

Negotiability 13/25

Confidence 9/10

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

MOTIVATION · 40

1 cut · 56d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −20%

NEGOTIABILITY · HIGH

HIGH

Suggested offer €19.51M – €21.06M. Find a specialist ↓

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

Active comps refreshed hourly

OFFER BAND

±4% confidence

BENCHMARK

La Mer South Islan, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −20.0% · −-€5.54M

PRICE ACTION · 2 DAYS

PRICE / TIME

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

AED USD EUR

AskingExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was €27.71M → €22.17M

2d after listing

−20.0%

-€5.54M

TOTAL · 2D

−20.0%

-€5.54M

NARRATIVESingle cut of 20.0% — 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

€114K−€29K / mo

vs €143K at pre-drop price (€27.71M) · See cuts ↓

DOWN PAYMENT

€4.43M

20% of price

DLD FEE

€887K

4% of price

MORTGAGE REG

€44K

0.25% loan + 290

CASH TO CLOSE

€5.36M

Day-one out-of-pocket

LOAN AMOUNT

€17.73M

25y · 6.00%

TOTAL INTEREST

€16.54M

Over full term

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~€23K/mo.

V · COMPARABLES

LA MER SOUTH ISLAND · 6BR · ACTIVE

VALUE · 3 COMPS

VALUE HEADLINE

AED 6,582 /sqft0%

vs area median AED 6,582 /sqft · 2 comps

RANK

2 / 3

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 2 LISTINGS

MORE EXPENSIVE /SQFT

0% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThis€22.17M13,3706,582—0d—Designer Coastal Villa | Modern and Brand New€34.01M24,7515,454—0d-17%Bespoke Smart Home Living | Italian Designer Villa€22.17M13,3706,582—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

LA MER SOUTH ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

SIMILAR INVENTORY

Browse drops in La Mer South Island

Browse

VII · TRUST & ACTION

DATA ATTESTED · 19 JUN, 05:15

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · DPF-S-48971

Last verified

…

19 Jun, 05:15

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

VERIFIED SPECIALISTS

No verified specialist for this area yet — leave your number and we'll connect you.

Browse verified specialists

SAVE & SHARE

Sourced & verified by UAEDrops. Independent — we don't accept agency listings.