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BackMAD-9/MAY31

ELEGANT 4BR DUPLEX AL RAHA BEACH · CANAL VIEW

4BR + 6BA · 2,678 sqft · Bab Al Qasr Residence 22

★ Golden VisaVerified 1d ago

Now

AED 4.82M

Open on PropertyFinder

AED 1,800

Price / sqft

2,678 sqft

Built-up area

4BR + 6BA

2d

On market

vs 8d median

AED 24,844

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
23 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Raha Beach, 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 25K

vs AED 25K at pre-drop price (AED 4.82M) · See cuts ↓

DOWN PAYMENT
AED 964K
20% of price
DLD FEE
AED 193K
4% of price
MORTGAGE REG
AED 10K
0.25% loan + 290
CASH TO CLOSE
AED 1.17M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.86M
25y · 6.00%
TOTAL INTEREST
AED 3.60M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 14K
/ mo · ~6% gross yield
BUY · NOW
AED 25K
+AED 11K / 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
20.4k24.8k29.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 5K/mo.

V · COMPARABLES
AL RAHA BEACH · 4BR · ACTIVE

VALUE · 9 COMPS

VALUE HEADLINE
AED 1,800 /sqft-7%

vs area median AED 1,943 /sqft · 8 comps

RANK
3 / 9
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
2.4M11.5M20.6M1,3273,0264,724SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,8001,6364,366
BREAKDOWN · 8 LISTINGS
MORE EXPENSIVE /SQFT
6
75% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
8
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.82M2,6781,800—0d—Spacious 4BD | Prime Location | Canal ViewAED 3.70M2,2611,636—0d-9%Amazing Deal | Great Investment |Stunning LocationAED 3.70M2,1271,740−1.3%0d-3%Radiant 3BR+M|Partial Canal View|Fully FurnishedAED 2.52M1,3971,807—0d0%Fully Furnished! Full Canal View 4-BR Duplex Unit!AED 3.48M1,7991,934—0d+7%Hot Deal High Floor | Semi Furnished | Canal ViewAED 2.78M1,4291,943—0d+8%
TAKEAWAYOf 8 comparables, 6 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
AL RAHA BEACH · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
SLOWING
↓ 82↓1853 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 2.75MThis: AED 4.82M · +75%
MINMEDIANMAX
AVG DOM
8d
THIS: 2D · −6D
ACTIVE COMPS
23
listings in segment
SIMILAR INVENTORY
Browse drops in Al Raha Beach
Browse
VII · TRUST & ACTION
DATA ATTESTED · 31 MAY, 15:50

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · MAD-9/MAY31
Last verified
…
31 May, 15:50
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 AL RAHA BEACH · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−1%SCORE 47
Hot Deal | Corner Unit | Maids | Panoramic View
APARTMENT · AL REEM ISLAND
AED 2.27M
AED 2.35M
PRICE TRAJECTORY
−0%SCORE 42
High Floor | 2BR w/ Canal View | High ROI | Resale
APARTMENT · AL REEM ISLAND
AED 2.70M
AED 2.70M
PRICE TRAJECTORY
SCORE 25
Brand New | Roadside view | Sustainable Community
APARTMENT · AL SHAMKHA
AED 900K
ACTIVE LISTING
SCORE 25
Bashayer | Premium Island Living | Invest now!
APARTMENT · AL HUDAYRIAT ISLAND
AED 2.40M
ACTIVE LISTING
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