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HOT DEAL PREMIUM 6BR+POOL · NEGOTIABLE

6BR + 7BA · 12,996 sqft · West Yas

★ Golden VisaVerified 34m ago

Now

AED 12.30M

Open on PropertyFinder

AED 946

Price / sqft

12,996 sqft

Built-up area

6BR + 7BA

2d

On market

vs 10d median

AED 63,399

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
277 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Yas Island, 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 63K

vs AED 63K at pre-drop price (AED 12.30M) · See cuts ↓

DOWN PAYMENT
AED 2.46M
20% of price
DLD FEE
AED 492K
4% of price
MORTGAGE REG
AED 25K
0.25% loan + 290
CASH TO CLOSE
AED 2.98M
Day-one out-of-pocket
LOAN AMOUNT
AED 9.84M
25y · 6.00%
TOTAL INTEREST
AED 9.18M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 6K
/ mo · ~6% gross yield
BUY · NOW
AED 63K
+AED 58K / 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
51.9k63.4k75.9k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 13K/mo.

V · COMPARABLES
YAS ISLAND · 6BR · ACTIVE

VALUE · 27 COMPS

VALUE HEADLINE
AED 946 /sqft+1232%

vs area median AED 71 /sqft · 26 comps

RANK
15 / 27
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M7.8M15.2M3,0268,59614,167SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 946421,790
BREAKDOWN · 26 LISTINGS
MORE EXPENSIVE /SQFT
12
46% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
26
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 12.30M12,996946—0d—Single Row Corner | Largest Modified Private VillaAED 445K10,53042—0d-96%Single Row Corner|Large Layout|Landscape GardenAED 500K10,59047−16.7%0d-95%NEGOTIABLE| CLOSE TO ALL AMENETIES| VACANTAED 360K7,71047−2.7%0d-95%Vacant |Single Row |Corner 5BR |Landscaped GardenAED 360K7,33549−6.5%0d-95%Ready to Move In|Stunning 5BR |Spacious BackyardAED 350K6,85551—0d-95%
TAKEAWAYOf 26 comparables, 12 are more expensive per sqft. The 14 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
YAS ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
SLOWING
↓ 350↓1585 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 1.15MThis: AED 12.30M · +970%
MINMEDIANMAX
AVG DOM
10d
THIS: 2D · −8D
ACTIVE COMPS
277
listings in segment
SIMILAR INVENTORY
Browse drops in Yas Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 05 JUN, 10:34

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · NAT-S-35868-A
Last verified
…
05 Jun, 10:34
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
R
roel
Allsop
↻ ≤ 4h
RM
Roel Mangal
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↻ ≤ 4h
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN YAS ISLAND · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Single Row | End Unit | Minimal Type | Own it!
VILLA · REEM HILLS
AED 20.00M
ACTIVE LISTING
SCORE 25
√Single Row l Landscaped l 2Y Maintenance free√
VILLA · AL SHAMKHA
AED 5.10M
ACTIVE LISTING
SCORE 25
Single Row | Facing Park | Semi Furnished
VILLA · NOYA 2
AED 5.40M
ACTIVE LISTING
SCORE 25
High Ceiling | Next To Corner| Villa 4MBR+Driver&M
VILLA · SAADIYAT ISLAND
AED 8.35M
ACTIVE LISTING
Browse all drops in real estate →
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