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BackDEALS-R25181

READY TO MOVE MODERN LIVING · GREAT COMMUNITY

4BR + 5BA · 3,746 sqft

▼ −3.4%Verified 21m ago

Now

AED 280K

was 290K−10K · −3.4%
Open on PropertyFinder

1-day history

AED 75

Price / sqft

−3% vs area median

3,746 sqft

Built-up area

4BR + 5BA

5d

On market

vs 12d median

AED 1,443

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 19 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
19/ 100
Below average

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN · 19 PTS
6
4
9
Drop % 6/35
Negotiability 4/25
Confidence 9/10

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

02
MOTIVATION · 20
20
1 cut · 5d on market · Price evidence ↓
ListedD0−3%D2+2d
VELOCITY LOW·LATEST CUT −3%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 260K – AED 272K. Request a callback ↓
ASKSUGGESTED OFFERAED 272KAED 260KAED 280Klow AED 210K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −3%
−3%
AED 75/sqft vs area median 73/sqft. See 23 comps ↓
MINMEDIANMAXAED 75/SQFT
23 ACTIVE COMPS IN NOYA LUMA

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
Noya Luma, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −3.4% · −-10K

PRICE ACTION · 2 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.3M0.3M0.3M0.3MAREA MEDIAN · 0.3M−3%
AskingArea median 0.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D2
was AED 290K → AED 280K
2d after listing
−3.4%
-AED 10K
TOTAL · 2D
−3.4%
-AED 10K
NARRATIVESingle cut of 3.4% — 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 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 1K−AED 52 / mo

vs AED 1K at pre-drop price (AED 290K) · See cuts ↓

DOWN PAYMENT
AED 56K
20% of price
DLD FEE
AED 11K
4% of price
MORTGAGE REG
AED 850
0.25% loan + 290
CASH TO CLOSE
AED 68K
Day-one out-of-pocket
LOAN AMOUNT
AED 224K
25y · 6.00%
TOTAL INTEREST
AED 209K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 1K
/ mo · ~6% gross yield
BUY · NOW
AED 1K
−AED 7 / mo
0y10y

Buying beats renting after 148.4 years at the current price.

STRESS TEST
AT VARIOUS RATES
1.2k1.4k1.7k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 286/mo.

V · COMPARABLES
NOYA LUMA · 4BR · ACTIVE

VALUE · 23 COMPS

VALUE HEADLINE
AED 75 /sqft+3%

vs area median AED 73 /sqft · 22 comps

RANK
14 / 23
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M4.6M8.9M1,9163,4815,046SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 75592,057
BREAKDOWN · 22 LISTINGS
MORE EXPENSIVE /SQFT
9
41% of comps
CHEAPER /SQFT
13
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
22
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 280K3,74675—0d—Single Row | Vacant | Brand New CommunityAED 250K4,23959—0d-21%Upcoming! 3 bed | Private garden | Noya LumaAED 250K4,24159—0d-21%Corner Unit | Single Row | Upcoming JulyAED 250K4,24059—0d-21%3BHK Villa | Move-In Ready | Family CommunityAED 290K4,53164—0d-15%Single Row | Ready to Move | Great LocationAED 290K4,53164—0d-15%
TAKEAWAYOf 22 comparables, 9 are more expensive per sqft. The 13 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
NOYA LUMA · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 350↓1585 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 290KThis: AED 280K · -3%
MINMEDIANMAX
AVG DOM
12d
THIS: 5D · −7D
ACTIVE COMPS
23
listings in segment
SIMILAR INVENTORY
Browse drops in Noya Luma
Browse
VII · TRUST & ACTION
DATA ATTESTED · 05 JUN, 10:48

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · Deals-R25181
Last verified
…
05 Jun, 10:48
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
R
roel
Allsop
↻ ≤ 4h
RM
Roel Mangal
allsop
↻ ≤ 4h
Request a callback
We aim to respond within 4hNo spam · 1 message
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN NOYA LUMA · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−13%SCORE 56
Swimming Pool | Private Garden | Ready To Move
VILLA · MEDITERRANEAN STYLE
AED 160K
AED 184K
ACTIVE LISTING
SCORE 25
UNFURNISHED | Actual Photos | Private pool
VILLA · SAADIYAT BEACH VILLAS
AED 640K
ACTIVE LISTING
SCORE 25
Move in Ready | Good Condition | Prime Location
VILLA · NOYA LUMA
AED 275K
ACTIVE LISTING
SCORE 25
Sea And Golf Course View | 4BR+Maid | Private Pool
VILLA · MAYAN 4
AED 420K
ACTIVE LISTING
Browse all drops in real estate →
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