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RARE DUPLEX PH HUGE TERRACE · PANO VIEW

4BR + 5BA · 6,711 sqft

★ Golden VisaVerified 1d ago

Now

AED 28.75M

Open on PropertyFinder

AED 4,284

Price / sqft

6,711 sqft

Built-up area

4BR + 5BA

3d

On market

vs 6d median

AED 148,189

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
9 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Palace Beach Resid, 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 148K

vs AED 148K at pre-drop price (AED 28.75M) · See cuts ↓

DOWN PAYMENT
AED 5.75M
20% of price
DLD FEE
AED 1.15M
4% of price
MORTGAGE REG
AED 58K
0.25% loan + 290
CASH TO CLOSE
AED 6.96M
Day-one out-of-pocket
LOAN AMOUNT
AED 23.00M
25y · 6.00%
TOTAL INTEREST
AED 21.46M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 3K
/ mo · ~6% gross yield
BUY · NOW
AED 148K
+AED 145K / 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
121.4k148.2k177.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 29K/mo.

V · COMPARABLES
PALACE BEACH RESIDENCE TOWER 1 · 4BR · ACTIVE

VALUE · 5 COMPS

VALUE HEADLINE
AED 4,284 /sqft-4%

vs area median AED 4,462 /sqft · 4 comps

RANK
2 / 5
CHEAPEST QUARTILE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.5M15.4M30.2M2,3154,6817,047SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
THIS · 4,2842264,462
BREAKDOWN · 4 LISTINGS
MORE EXPENSIVE /SQFT
2
50% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
4
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 28.75M6,7114,284—0d—Marina View | Ready to Move | Premium LocationAED 550K2,437226—0d-95%Rare Duplex PH | Huge Terrace | Pano ViewAED 28.75M6,7114,284—0d0%Motivated Seller | Huge PH | Skyline ViewsAED 27.50M6,1634,462—0d+4%Motivated Seller | Huge PH | Skyline ViewsAED 27.50M6,1634,462—0d+4%
TAKEAWAYOf 4 comparables, 2 are more expensive per sqft. The 2 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
PALACE BEACH RESIDENCE TOWER 1 · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 358↓1577 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 550KThis: AED 28.75M · +5128%
MINMEDIANMAX
AVG DOM
6d
THIS: 3D · −3D
ACTIVE COMPS
9
listings in segment
SIMILAR INVENTORY
Browse drops in Palace Beach Residence Tower 1
Browse
VII · TRUST & ACTION
DATA ATTESTED · 04 JUN, 09:59

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · RL-222211
Last verified
…
04 Jun, 09:59
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 PALACE BEACH RESIDENCE TOWER 1 · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
1BR Furnished Apartment | Sea & Skyline Views
PENTHOUSE · MARITIME CITY
AED 2.35M
ACTIVE LISTING
SCORE 25
Distress deal | Penthouse | High Floor
PENTHOUSE · THE VELA DORCHESTER COLLECTION
AED 42.50M
ACTIVE LISTING
SCORE 25
Penthouse | Great Views | Unique Layout
PENTHOUSE · AVANI PALM VIEW HOTEL & SUITES
AED 9.50M
ACTIVE LISTING
SCORE 25
Exclusive| Marina and Palm views| Vacant
PENTHOUSE · NO.9
AED 11.50M
ACTIVE LISTING
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