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BackDREL-9649

UPGRADED VACANT · HOMELY ATMOSPHERE

4BR + 5BA · 11,043 sqft

▼ −5.9%Verified 2h ago

Now

€202K

was €214K−€13K · −5.9%
Open on PropertyFinder

1-day history

AED 72

Price / sqft

−68% vs area median

11,043 sqft

Built-up area

4BR + 5BA

4d

On market

vs 24d median

EUR 4,124

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 44 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 44/100 (Good opportunity) because seller has made 1 cut since listing 4d ago and priced 68% below comparable Entertainment Foyer listings. A fair offer band sits €187K–€195K.

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

01
HEADLINE · COMPOSITE
44/ 100
Good opportunity

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

SCORE BREAKDOWN · 44 PTS
10
5
20
9
Drop % 10/35
Negotiability 5/25
Below median 20/20
Confidence 9/10
Drop %·10/35Negotiability·5/25Below median·20/20Confidence·9/10

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

02
MOTIVATION · 25
25
1 cut · 4d on market · Price evidence ↓
ListedLISTED−6%LATEST+0d
VELOCITY LOW·MOST RECENT CUT −6%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €187K – €195K. Request a callback ↓
ASKSUGGESTED OFFER€195K€187K€202Klow €151K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −68%
−68%
AED 72/sqft vs area median 267/sqft. See 33 comps ↓
MINMEDIANMAXAED 72/SQFT
33 ACTIVE COMPS IN ENTERTAINMENT FOYER

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
33 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Entertainment Foye, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −5.9% · −-€13K

PRICE ACTION · 0 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.8M1.4M2.0M2.6MAREA MEDIAN · 2.5M−6%
AskingArea median 2.5MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D0
was €214K → €202K
0d after listing
−5.9%
-€13K
TOTAL · 0D
−5.9%
-€13K
NARRATIVESingle cut of 5.9% — 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
€1K−€65 / mo

vs €1K at pre-drop price (€214K) · See cuts ↓

DOWN PAYMENT
€40K
20% of price
DLD FEE
€8K
4% of price
MORTGAGE REG
€476
0.25% loan + 290
CASH TO CLOSE
€49K
Day-one out-of-pocket
LOAN AMOUNT
€161K
25y · 6.00%
TOTAL INTEREST
€150K
Over full term
RENT VS BUY
RENT · ESTIMATE
€3K
/ mo · ~6% gross yield
BUY · NOW
€1K
−€2K / mo
0y10y

Buying beats renting after 0.3 years at the current price.

STRESS TEST
AT VARIOUS RATES
3.4k4.1k4.9k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€206/mo.

V · COMPARABLES
ENTERTAINMENT FOYER · 4BR · ACTIVE

VALUE · 32 COMPS

VALUE HEADLINE
AED 72 /sqft-73%

vs area median AED 267 /sqft · 31 comps

RANK
2 / 32
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.6M23.9M47.3M5,0359,10913,184SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 72637,258
BREAKDOWN · 31 LISTINGS
MORE EXPENSIVE /SQFT
29
94% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
31
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€202K11,04372—0d—Available Now | Corner Plot | 4-Bedroom€176K11,04863—0d-12%Vastu | Upgraded | Private | Family Home€202K11,04872—0d0%Upgraded Family Home | Spacious | Private Pool€164K8,80174—0d+3%Upgraded | Extended Plot | Lake View€176K8,80480—0d+11%Fully Furnished | Upgraded | Must See€227K10,28388—0d+22%
TAKEAWAYOf 31 comparables, 29 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
ENTERTAINMENT FOYER · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 484↓1451 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€630KThis: €202K · -68%
MINMEDIANMAX
AVG DOM
24d
THIS: 4D · −20D
ACTIVE COMPS
33
listings in segment
SIMILAR INVENTORY
Browse drops in Entertainment Foyer
Browse
VII · TRUST & ACTION
DATA ATTESTED · 08 JUN, 12:18

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · DREL-9649
Last verified
…
08 Jun, 12:18
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN ENTERTAINMENT FOYER · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−7%SCORE 47
Upgraded and Extended | Partially Furnished | Pool
VILLA · SIDRA VILLAS
€222K
€239K
ACTIVE LISTING
SCORE 25
Prime Jumeirah Location | Spacious Layout | 5-Beds
VILLA · JUMEIRAH 1 VILLAS
€106K
ACTIVE LISTING
SCORE 25
Semi Detached | Market Price | Ready to Move in
VILLA · NAD AL SHEBA GARDENS PHASE 2
€93K
ACTIVE LISTING
SCORE 25
3Bed +Study | 3E | New AC | Kitchen Appliances
VILLA · AL REEM 3
€48K
ACTIVE LISTING
Browse all drops in real estate →
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