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Scanning the UAE market

BackALHP-R-14041

PRICE REDUCTION UPGRADED · LAKE BACKING

4BR + 5BA · 4,335 sqft

▼ −11.3%Verified 7m ago

Now

AED 550K

was 620K−70K · −11.3%
Open on PropertyFinder

3-day history

AED 127

Price / sqft

4,335 sqft

Built-up area

4BR + 5BA

4d

On market

vs 7d median

AED 2,835

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 36 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 36/100 (Fair deal) because seller has made 1 cut since listing 4d ago. A fair offer band sits AED 512K–AED 534K.

All four signals + supporting evidence below. How do these scores work?

01
HEADLINE · COMPOSITE
36/ 100
Fair deal

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

SCORE BREAKDOWN · 36 PTS
20
7
9
Drop % 20/35
Negotiability 7/25
Confidence 9/10
Drop %·20/35Negotiability·7/25Confidence·9/10

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

02
MOTIVATION · 30
30
1 cut · 4d on market · Price evidence ↓
ListedLISTED−11%LATEST+0d
VELOCITY LOW·MOST RECENT CUT −11%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 512K – AED 534K. Request a callback ↓
ASKSUGGESTED OFFERAED 534KAED 512KAED 550Klow AED 413K
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
12 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Regional Large, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −11.3% · −-70K

PRICE ACTION · 0 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.5M0.6M0.6M0.7MAREA MEDIAN · 0.6M−11%
AskingArea median 0.6MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D0
was AED 620K → AED 550K
0d after listing
−11.3%
-AED 70K
TOTAL · 0D
−11.3%
-AED 70K
NARRATIVESingle cut of 11.3% — 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 3K−AED 361 / mo

vs AED 3K at pre-drop price (AED 620K) · See cuts ↓

DOWN PAYMENT
AED 110K
20% of price
DLD FEE
AED 22K
4% of price
MORTGAGE REG
AED 1K
0.25% loan + 290
CASH TO CLOSE
AED 133K
Day-one out-of-pocket
LOAN AMOUNT
AED 440K
25y · 6.00%
TOTAL INTEREST
AED 410K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 3K
/ mo · ~6% gross yield
BUY · NOW
AED 3K
+AED 85 / 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
2.3k2.8k3.4k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 561/mo.

V · COMPARABLES
REGIONAL LARGE · 4BR · ACTIVE

VALUE · 12 COMPS

VALUE HEADLINE
AED 127 /sqft+22%

vs area median AED 104 /sqft · 11 comps

RANK
7 / 12
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M7.1M13.9M4,1186,5809,042SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 127432,577
BREAKDOWN · 11 LISTINGS
MORE EXPENSIVE /SQFT
5
45% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
11
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 550K4,335127—0d—Landscaped Garden | Corner plotAED 280K6,57643—0d-66%Immaculate 4 Bed|Exclusive |Huge PlotAED 380K7,94448—0d-62%Vacant | View Now | Private PoolAED 430K7,94654—0d-57%Jumeirah Park Villa | Private Pool | FurnishedAED 500K7,96563—0d-50%VASTU | UPGRADED VILLA | STUNNING POOL | EXCLUSIVEAED 550K7,99769—0d-46%
TAKEAWAYOf 11 comparables, 5 are more expensive per sqft. The 6 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
REGIONAL LARGE · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 411↓1524 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 550KThis: AED 550K · 0%
MINMEDIANMAX
AVG DOM
7d
THIS: 4D · −3D
ACTIVE COMPS
12
listings in segment
SIMILAR INVENTORY
Browse drops in Regional Large
Browse
VII · TRUST & ACTION
DATA ATTESTED · 06 JUN, 16:18

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ALHP-R-14041
Last verified
…
06 Jun, 16:18
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 REGIONAL LARGE · RANKED BY RECENCY

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AED 325K
ACTIVE LISTING
Browse all drops in real estate →
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