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Scanning the UAE market

BackBLW-3BHK+-R

AIN VIEW FURNISHED · READY TO MOVE IN

3BR + 4BA · 2,112 sqft

▼ −12.5%Verified 10m ago

Now

€176K

was €202K−€25K · −12.5%
Open on PropertyFinder

1-day history

AED 331

Price / sqft

2,112 sqft

Built-up area

3BR + 4BA

4d

On market

vs 6d median

EUR 3,608

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 39 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
39/ 100
Fair deal

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

SCORE BREAKDOWN · 39 PTS
22
8
9
Drop % 22/35
Negotiability 8/25
Confidence 9/10

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

02
MOTIVATION · 30
30
1 cut · 4d on market · Price evidence ↓
ListedD0−13%D1+1d
VELOCITY LOW·LATEST CUT −13%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer €164K – €171K. Request a callback ↓
ASKSUGGESTED OFFER€171K€164K€176Klow €132K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
3 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Bluewaters Residen, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −12.5% · −-€25K

PRICE ACTION · 1 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.7M0.7M0.8M0.8MAREA MEDIAN · 0.7M−13%
AskingArea median 0.7MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D1
was €202K → €176K
1d after listing
−12.5%
-€25K
TOTAL · 1D
−12.5%
-€25K
NARRATIVESingle cut of 12.5% — 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
€909−€130 / mo

vs €1K at pre-drop price (€202K) · See cuts ↓

DOWN PAYMENT
€35K
20% of price
DLD FEE
€7K
4% of price
MORTGAGE REG
€426
0.25% loan + 290
CASH TO CLOSE
€43K
Day-one out-of-pocket
LOAN AMOUNT
€141K
25y · 6.00%
TOTAL INTEREST
€132K
Over full term
RENT VS BUY
RENT · ESTIMATE
€882
/ mo · ~6% gross yield
BUY · NOW
€909
+€27 / 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
3.0k3.6k4.3k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€180/mo.

V · COMPARABLES
BLUEWATERS RESIDENCES BUILDING 9 · 3BR · ACTIVE

VALUE · 3 COMPS

VALUE HEADLINE
AED 331 /sqft-14%

vs area median AED 387 /sqft · 2 comps

RANK
1 / 3
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.6M0.7M0.8M1,4241,8212,218SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
THIS · 331331387
BREAKDOWN · 2 LISTINGS
MORE EXPENSIVE /SQFT
2
100% of comps
CHEAPER /SQFT
0
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
2
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€176K2,112331—0d—Luxury 3BR | Sea View | Bluewaters Island€189K2,112355—0d+7%Upgraded | Fully Furnished | Ain View€146K1,499387—0d+17%
TAKEAWAYOf 2 comparables, 2 are more expensive per sqft.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
BLUEWATERS RESIDENCES BUILDING 9 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
SLOWING
↓ 358↓1577 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€176KThis: €176K · 0%
MINMEDIANMAX
AVG DOM
6d
THIS: 4D · −2D
ACTIVE COMPS
3
listings in segment
SIMILAR INVENTORY
Browse drops in Bluewaters Residences Building 9
Browse
VII · TRUST & ACTION
DATA ATTESTED · 05 JUN, 12:17

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · BLW-3BHK+-R
Last verified
…
05 Jun, 12:17
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
SAVE & SHARE
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN BLUEWATERS RESIDENCES BUILDING 9 · RANKED BY RECENCY

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