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BackSALE-VILLA-60

HUGE PLOT PRIVATE POOL · MULTIPLE OPTIONS

5BR + 7BA · 7,500 sqft

★ Golden VisaVerified 2d ago

Now

AED 12.00M

Open on PropertyFinder

AED 1,600

Price / sqft

7,500 sqft

Built-up area

5BR + 7BA

3d

On market

vs 4d median

AED 61,853

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
8 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Opal Gardens, 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 62K

vs AED 62K at pre-drop price (AED 12.00M) · See cuts ↓

DOWN PAYMENT
AED 2.40M
20% of price
DLD FEE
AED 480K
4% of price
MORTGAGE REG
AED 24K
0.25% loan + 290
CASH TO CLOSE
AED 2.90M
Day-one out-of-pocket
LOAN AMOUNT
AED 9.60M
25y · 6.00%
TOTAL INTEREST
AED 8.96M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 44K
/ mo · ~6% gross yield
BUY · NOW
AED 62K
+AED 18K / 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
50.7k61.9k74.1k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 12K/mo.

V · COMPARABLES
OPAL GARDENS · 5BR · ACTIVE

VALUE · 8 COMPS

VALUE HEADLINE
AED 1,600 /sqft+3%

vs area median AED 1,547 /sqft · 7 comps

RANK
5 / 8
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
5.0M13.5M22.1M2,6697,21111,753SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,6001,0723,160
BREAKDOWN · 7 LISTINGS
MORE EXPENSIVE /SQFT
3
43% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
3d
this listing: 2d
NEW THIS WEEK
6
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 12.00M7,5001,600—2d—Stunning 5 BR Villa | Crystal Lagoon ViewAED 12.00M11,1931,072—0d-33%Modern 4BR Villa | Crystal Lagoon CommunityAED 6.50M5,6611,148—13d-28%Prime Location | Huge Layout | Luxury VillaAED 9.00M6,6891,345—3d-16%Exclusive Type A Villa | Private Pool | Huge PlotAED 8.50M5,4941,547—2d-3%Burj Khalifa Facing | Semi Detached | Single RowAED 6.30M3,8851,622—5d+1%
TAKEAWAYOf 7 comparables, 3 are more expensive per sqft. The 4 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
OPAL GARDENS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1223↑414 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 8.75MThis: AED 12.00M · +37%
MINMEDIANMAX
AVG DOM
4d
THIS: 3D · −1D
ACTIVE COMPS
8
listings in segment
SIMILAR INVENTORY
Browse drops in Opal Gardens
Browse
VII · TRUST & ACTION
DATA ATTESTED · 23 MAY, 18:06

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · SALE-VILLA-60
Last verified
2d ago
23 May, 18:06
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 OPAL GARDENS · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−2%SCORE 39
Single Row | 4 Bedroom | Owner Occupied
VILLA · MAPLE AT DUBAI HILLS ESTATE 1
AED 5.20M
AED 5.30M
ACTIVE LISTING
SCORE 25
Lowest Premium | On Central Park | Call Now
VILLA · ELIE SAAB 1
AED 9.80M
ACTIVE LISTING
SCORE 25
Big Plot | Renovated | Extended | Quiet Location
VILLA · REGIONAL
AED 10.35M
ACTIVE LISTING
SCORE 25
Vacant| Opposite Lake | Great Renno Opportunity
VILLA · SPRINGS 6
AED 5.15M
ACTIVE LISTING
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