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SWIMMING POOL GARDEN AREA · OUTSUDE KITCHEN

4BR + 6BA · 12,000 sqft

Verified 2h ago

Now

AED 750K

Open on PropertyFinder

AED 63

Price / sqft

12,000 sqft

Built-up area

4BR + 6BA

2d

On market

vs 12d median

AED 3,866

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
13 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Nad Al Sheba Villa, 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 4K

vs AED 4K at pre-drop price (AED 750K) · See cuts ↓

DOWN PAYMENT
AED 150K
20% of price
DLD FEE
AED 30K
4% of price
MORTGAGE REG
AED 2K
0.25% loan + 290
CASH TO CLOSE
AED 182K
Day-one out-of-pocket
LOAN AMOUNT
AED 600K
25y · 6.00%
TOTAL INTEREST
AED 560K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 3K
/ mo · ~6% gross yield
BUY · NOW
AED 4K
+AED 1K / 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
3.2k3.9k4.6k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 765/mo.

V · COMPARABLES
NAD AL SHEBA VILLAS · 4BR · ACTIVE

VALUE · 9 COMPS

VALUE HEADLINE
AED 63 /sqft+15%

vs area median AED 55 /sqft · 8 comps

RANK
8 / 9
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M0.6M1.1M4,7509,16113,572SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 633983
BREAKDOWN · 8 LISTINGS
MORE EXPENSIVE /SQFT
1
13% of comps
CHEAPER /SQFT
7
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
8
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 750K12,00063—0d—Modern Style 5BR Villa with Garden Area | ServiceAED 500K12,92639—0d-38%Vacant Soon | 4BR Independent Villa | close to MalAED 250K5,04650—0d-21%Vacant Soon | Independent Villa | Prime locationAED 250K5,04450—0d-21%Vacant by May 2026 | 4BR Villa | Prime LocationAED 255K5,04251—0d-19%Spacious 4BR + Maid’s Villa | Private GardenAED 275K5,00055—0d-13%
TAKEAWAYOf 8 comparables, 1 are more expensive per sqft. The 7 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
NAD AL SHEBA VILLAS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 81↓1854 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 550KThis: AED 750K · +36%
MINMEDIANMAX
AVG DOM
12d
THIS: 2D · −10D
ACTIVE COMPS
13
listings in segment
SIMILAR INVENTORY
Browse drops in Nad Al Sheba Villas
Browse
VII · TRUST & ACTION
DATA ATTESTED · 01 JUN, 14:17

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · GR8S8K8EMS6D1NTKSHCHXXSFQW
Last verified
…
01 Jun, 14:17
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 NAD AL SHEBA VILLAS · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Vacant Soon | Large Plot | Next to Pool Single Row
VILLA · ARABIAN RANCHES 3
AED 350K
ACTIVE LISTING
SCORE 25
Luxury Living | Large Layout | Move In Now
VILLA · AL BARARI
AED 600K
ACTIVE LISTING
SCORE 25
TYPE 3E | LAKE VIEW | DIRECT ACCESS TO PARK N POOL
VILLA · SPRINGS 5
AED 205K
ACTIVE LISTING
SCORE 25
Luxury Redefined with Stunning Double Lake Views
VILLA · EMIRATES HILLS
AED 2.70M
ACTIVE LISTING
Browse all drops in real estate →
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