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BackH2O-01595

LUXURIOUSLY UPGRADED 2BR+M SPECTACULAR SEA VIEW

2BR + 3BA · 1,997 sqft

★ Golden VisaVerified 2h ago

Now

AED 16.50M

Open on PropertyFinder

AED 8,262

Price / sqft

1,997 sqft

Built-up area

2BR + 3BA

1d

On market

vs 18d median

AED 85,048

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
14 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Mamsha Al Saadiyat, 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 85K

vs AED 85K at pre-drop price (AED 16.50M) · See cuts ↓

DOWN PAYMENT
AED 3.30M
20% of price
DLD FEE
AED 660K
4% of price
MORTGAGE REG
AED 33K
0.25% loan + 290
CASH TO CLOSE
AED 3.99M
Day-one out-of-pocket
LOAN AMOUNT
AED 13.20M
25y · 6.00%
TOTAL INTEREST
AED 12.31M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 4K
/ mo · ~6% gross yield
BUY · NOW
AED 85K
+AED 81K / 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
69.7k85.0k101.9k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 17K/mo.

V · COMPARABLES
MAMSHA AL SAADIYAT · 2BR · ACTIVE

VALUE · 14 COMPS

VALUE HEADLINE
AED 8,262 /sqft+3300%

vs area median AED 243 /sqft · 13 comps

RANK
13 / 14
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M13.3M26.3M1,8452,7693,693SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 8,2621098,262
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
13
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
13
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 16.50M1,9978,262—0d—2BR+M Townhouse l Vacant Now | Best PriceAED 350K3,218109—0d-99%Coastal Luxury | 2BR+Maid TH | Move In ReadyAED 425K3,221132—0d-98%Ready to move. Corner townhouse. Beach accessAED 425K3,222132−15.0%0d-98%2BR+Maid|Balcony|Direct Beach Access| 2 PaymentAED 290K1,942149−1.7%0d-98%Elegant 2BR+M | Beach Access | Community ViewAED 300K1,943154—0d-98%
TAKEAWAYOf 13 comparables, 0 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
MAMSHA AL SAADIYAT · 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 850KThis: AED 16.50M · +1841%
MINMEDIANMAX
AVG DOM
18d
THIS: 1D · −17D
ACTIVE COMPS
14
listings in segment
SIMILAR INVENTORY
Browse drops in Mamsha Al Saadiyat
Browse
VII · TRUST & ACTION
DATA ATTESTED · 01 JUN, 14:31

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · h2o-01595
Last verified
…
01 Jun, 14:31
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 MAMSHA AL SAADIYAT · 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
SCORE 25
Arthouse | Sea & Guggenheim Museum View | INVEST!
APARTMENT · THE ARTHOUSE
AED 4.50M
ACTIVE LISTING
SCORE 25
Bashayer | Premium Island Living | Invest now!
APARTMENT · AL HUDAYRIAT ISLAND
AED 2.40M
ACTIVE LISTING
SCORE 25
Pool View | Freehold 1BR High Floor | Yas Bay
APARTMENT · MAYYAS AT THE BAY
AED 1.40M
ACTIVE LISTING
Browse all drops in real estate →
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