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BackDEALS-R2523

SINGLE ROW READY TO MOVE · GREAT LOCATION

4BR + 5BA · 4,531 sqft

Verified 11h ago

Now

AED 290K

Open on PropertyFinder

AED 64

Price / sqft

4,531 sqft

Built-up area

4BR + 5BA

1d

On market

vs 15d median

AED 1,495

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
21 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Noya Luma, 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 1K

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

DOWN PAYMENT
AED 58K
20% of price
DLD FEE
AED 12K
4% of price
MORTGAGE REG
AED 870
0.25% loan + 290
CASH TO CLOSE
AED 70K
Day-one out-of-pocket
LOAN AMOUNT
AED 232K
25y · 6.00%
TOTAL INTEREST
AED 216K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 1K
/ mo · ~6% gross yield
BUY · NOW
AED 1K
+AED 45 / 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
1.2k1.5k1.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 296/mo.

V · COMPARABLES
NOYA LUMA · 4BR · ACTIVE

VALUE · 21 COMPS

VALUE HEADLINE
AED 64 /sqft-11%

vs area median AED 72 /sqft · 20 comps

RANK
4 / 21
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M5.1M10.0M1,9163,3374,758SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 64592,299
BREAKDOWN · 20 LISTINGS
MORE EXPENSIVE /SQFT
16
80% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
20
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 290K4,53164—0d—Upcoming! 3 bed | Private garden | Noya LumaAED 250K4,24159—0d-8%Single Row | Vacant | Brand New CommunityAED 250K4,23959—0d-8%Corner Unit | Single Row | Upcoming JulyAED 250K4,24059—0d-8%3BHK Villa | Move-In Ready | Family CommunityAED 290K4,53164—0d0%Single | Standalone | + Study | Flexible PaymentAED 299K4,53166−3.5%0d+3%
TAKEAWAYOf 20 comparables, 16 are more expensive per sqft. The 4 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
↓ 111↓1824 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 290KThis: AED 290K · 0%
MINMEDIANMAX
AVG DOM
15d
THIS: 1D · −14D
ACTIVE COMPS
21
listings in segment
SIMILAR INVENTORY
Browse drops in Noya Luma
Browse
VII · TRUST & ACTION
DATA ATTESTED · 01 JUN, 23:56

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · Deals-R2523
Last verified
…
01 Jun, 23:56
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
R
roel
Allsop
↻ ≤ 4h
RM
Roel Mangal
allsop
↻ ≤ 4h
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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

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SCORE 25
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SCORE 25
First Occupancy 8BR Villa | Spacious Layout
VILLA · ABU DHABI
AED 320K
ACTIVE LISTING
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