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EXQUISITE VILLA WITH LAKE AND GOLF COURSE VIEW

7BR + 7BA · 12,500 sqft · Sector P

★ Golden VisaVerified 12m ago

Now

AED 57.00M

Open on PropertyFinder

AED 4,560

Price / sqft

12,500 sqft

Built-up area

7BR + 7BA

2d

On market

vs 11d median

AED 293,801

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
16 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Emirates Hills, 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 294K

vs AED 294K at pre-drop price (AED 57.00M) · See cuts ↓

DOWN PAYMENT
AED 11.40M
20% of price
DLD FEE
AED 2.28M
4% of price
MORTGAGE REG
AED 114K
0.25% loan + 290
CASH TO CLOSE
AED 13.79M
Day-one out-of-pocket
LOAN AMOUNT
AED 45.60M
25y · 6.00%
TOTAL INTEREST
AED 42.54M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 14K
/ mo · ~6% gross yield
BUY · NOW
AED 294K
+AED 280K / 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
240.7k293.8k351.9k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 58K/mo.

V · COMPARABLES
EMIRATES HILLS · 7BR · ACTIVE

VALUE · 14 COMPS

VALUE HEADLINE
AED 4,560 /sqft+3278%

vs area median AED 135 /sqft · 13 comps

RANK
12 / 14
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
1.5M82.1M162.8M11,87527,62143,366SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 4,560844,564
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
1
8% of comps
CHEAPER /SQFT
12
See table
MEDIAN DOM
6d
this listing: 2d
NEW THIS WEEK
8
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 57.00M12,5004,560—2d—Beautiful 8 B/R Villa In Emirates Hills!!AED 1.55M18,55384—6d-98%Grand Mansion | Lake View | Prime LocationAED 1.55M18,55384—6d-98%Ready to Move In | Lake Facing | Multiple OptionsAED 1.55M18,55784—0d-98%Limited Offer | Grand Mansion | Luxury LivingAED 1.55M18,55484—3d-98%Furnished | Spacious Family Villa | private PoolAED 1.60M18,55486—10d-98%
TAKEAWAYOf 13 comparables, 1 are more expensive per sqft. The 12 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
EMIRATES HILLS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
BUYER'S MARKET
↑ 1223↑414 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 2.85MThis: AED 57.00M · +1900%
MINMEDIANMAX
AVG DOM
11d
THIS: 2D · −9D
ACTIVE COMPS
16
listings in segment
SIMILAR INVENTORY
Browse drops in Emirates Hills
Browse
VII · TRUST & ACTION
DATA ATTESTED · 25 MAY, 16:25

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · VI7586-10
Last verified
12m ago
25 May, 16:25
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN EMIRATES HILLS · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Lowest Premium | On Central Park | Call Now
VILLA · ELIE SAAB 1
AED 9.80M
ACTIVE LISTING
SCORE 25
Vacant| Opposite Lake | Great Renno Opportunity
VILLA · SPRINGS 6
AED 5.15M
ACTIVE LISTING
SCORE 25
Big Plot | Renovated | Extended | Quiet Location
VILLA · REGIONAL
AED 10.35M
ACTIVE LISTING
SCORE 25
Ideally Located | Corner | Close to Park
VILLA · BUNGALOW AREA
AED 7.80M
ACTIVE LISTING
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