Drops · Realestate · Dubai · 02 Residence by Ned Al GhurairBack8DTNAJ42S7DDY26RYX7H79J280
ELEGANT UPGRADED 2BR + MAID NEW BUILDING
2BR + 3BA · 1,275 sqft
▼ −5.7%Verified 19m ago
1-day history
AED 1,553
Price / sqft
1,275 sqft
Built-up area
2BR + 3BA
18d
On market
vs 2d median
AED 10,206
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE 25 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Fair deal
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 25 PTS
10
6
9
Drop % 10/35
Negotiability 6/25
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
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
3 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
02 Residence by Ne, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −5.7% · −-120KPRICE ACTION · 1 DAYS
AskingArea median 1.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D1
was AED 2.10M → AED 1.98M
1d after listing
−5.7%
-AED 120K
TOTAL · 1D
−5.7%
-AED 120K
NARRATIVESingle cut of 5.7% — 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 10K−AED 619 / mo
vs AED 11K at pre-drop price (AED 2.10M) · See cuts ↓
DOWN PAYMENT
AED 396K
20% of price
DLD FEE
AED 79K
4% of price
MORTGAGE REG
AED 4K
0.25% loan + 290
CASH TO CLOSE
AED 479K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.58M
25y · 6.00%
TOTAL INTEREST
AED 1.48M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 6K
/ mo · ~6% gross yield
BUY · NOW
AED 10K
+AED 4K / 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 RATESIf rates climb to 8%, your payment grows by ~AED 2K/mo.
V · COMPARABLES
02 RESIDENCE BY NED AL GHURAIR · 2BR · ACTIVEVALUE · 3 COMPS
VALUE HEADLINE
AED 1,553 /sqft+6%
vs area median AED 1,467 /sqft · 2 comps
RANK
3 / 3
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
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 1.98M1,2751,553—0d—Furnished 1 BR | Ready to Move-in | SpaciousAED 99K803123—0d-92%Luxury Upgrades | Rare Type | Prime InvestmentAED 1.20M8181,467—0d-6%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
02 RESIDENCE BY NED AL GHURAIR · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
No coordinates for this area yet.
AREA PULSE · 30D
SLOWING↓ 358↓1577 vs last 30d
drops detected · UAE-wide
MEDIAN PRICE · ACTIVE
AED 1.20MThis: AED 1.98M · +65%
AVG DOM
2d
THIS: 18D · +16D
ACTIVE COMPS
3
listings in segment
SIMILAR INVENTORY
Browse drops in 02 Residence by Ned Al Ghurair
VII · TRUST & ACTION
DATA ATTESTED · 05 JUN, 12:06THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · 8DTNAJ42S7DDY26RYX7H79J280
Last verified
…
05 Jun, 12:06
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VIII · NEXT BEST
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Vacant | High Floor | Ready To Move In
APARTMENT · GRAND BLEU TOWER 1
AED 3.00M
ACTIVE LISTING
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