Anomaly · Listing detail

MULTP OPTIONS AVAIL/SINGLE ROW/SIRAJ COLLECTION

Arabian Ranches 3 · 3

← Back Open on PropertyFinder ↗

Score capped at 0.50 (would have scored 0.62)

high-severity flag: price_deviation_extreme

quality-positive (1.0 = clean)

Risk score

0.50

Suspicion

50%

Critical severity

Absolute structural checks

Gates

Permit valid

✓ passed

Required fields

✓ passed

Photo count

✓ passed

No dup photos

null · Phase C — pHash store

Photos ↔ description

null · Phase D — multimodal LLM

From PropertyFinder

Listing facts

Price (AED): 3,500,000
Size (sqft): 2,088
PPSF: 1,676
Type: Townhouse
Bedrooms: 3
Bathrooms: 4
Completion: completed
Furnished: NO
Broker: Unique Zone Real Estate
Agent: Zohaib Nazir Ahmad Tahir
Listed: 2026-02-23
Computed: 2026-05-11 16:18:30

PDQ-256 dup detection · corpus 277,301

Photos (3)

LLM holistic analysis (Phase D) didn't fire for this listing — either it wasn't requested or returned a clean read. Re-run with --call1 to populate.

Per-signal evidence

Flags (3)

High
Extreme price deviation
price_deviation_extreme
Listing is 46.6% below comp median (101 comps)
evidence
```
{
  "compCount": 101,
  "discountPct": 0.4663110470341914,
  "marketMedianPpsf": 3140.406018685897
}
```
−0.18
Low
Not PF-verified
verification_missing
Listing not marked verified by PropertyFinder
evidence
```
{
  "is_verified": false
}
```
−0.05
Medium
photo count low actual
photo_count_low_actual
Only 3 photos downloaded (claimed counts in raw can lie — this is from the actual fetch)
evidence
```
{
  "actual": 3,
  "totalRows": 3,
  "downloadOkCount": 3
}
```
−0.15

From OpportunityScore

Comp context

Discount: 46.6%
Median PPSF: 3,140.665
Comp count: 101
Scope: project

1859 chars

Description

UNIQUE ZONE REALESTAE presents Ruba Townhouses, Siraj Collection (Arabian Ranches III, Dubai) The Ruba development by Emaar Properties is a modern townhouse community located within Arabian Ranches III — a well-established family-oriented district in Dubai. The Siraj Collection represents one of the three architectural styles available (alongside Atheer and Manar), known for its contemporary elegance, clean lines and ample natural light through large windows. Location: Arabian Ranches III, Dubai, UAE Type: 3-Bedroom Townhouse (Siraj Collection) Developer: Emaar Properties Access: Easy connectivity to major highways like Al Khail Road and Sheikh Mohammed Bin Zayed Road, plus proximity to Global Village and Polo & Equestrian Club. Property Features Size & Layout • Built-up area typically around 2,030–2,088 sq.ft for 3-bedroom units. • Open-plan layout with a living/dining area, kitchen, private garden, and garage/covered parking. • Upstairs: three bedrooms including a master suite with ensuite bathroom and terrace, plus additional guest bedrooms with shared bathrooms. Design & Style • The Siraj Collection features contemporary and elegant architectural design, neutral tones and premium finishes. • Large windows deliver natural light throughout the home, creating bright and airy living spaces. • A private garden area surrounds the townhouse — ideal for family relaxation or entertaining. Community & Amenities Living in Ruba means access to a wide range of amenities, creating a family-friendly and resort-style lifestyle: • Central Park & landscaped green spaces • Swimming pools (including Bali-inspired pool grotto) • Clubhouse with gym and fitness facilities • Children’s play areas, BBQ zones, jogging & cycling paths • Retail, cafes and dining options within the community • 24/7 security and gated environment