Anomaly · Listing detail

Reserve Type A | Park View | Luxury Living

Tilal Al Ghaf · 6

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Score capped at 0.50 (would have scored 0.67)

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): 25,000,000
Size (sqft): 10,542
PPSF: 2,371
Type: Villa
Bedrooms: 6
Bathrooms: 7
Completion: off_plan
Furnished: NO
Broker: M and T Realty Real Estate Brokers
Agent: Burhan Aqeel
Listed: 2026-02-11
Computed: 2026-05-11 16:13:08

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 (2)

High
Extreme price deviation
price_deviation_extreme
Listing is 45.5% below comp median (12 comps)
evidence
```
{
  "compCount": 12,
  "discountPct": 0.4547288396530657,
  "marketMedianPpsf": 4348.29525642146
}
```
−0.18
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: 45.5%
Median PPSF: 4,348.295
Comp count: 12
Scope: project

1952 chars

Description

M & T Realty Real Estate Brokers are pleased to present The Reserve in Alaya, an exclusive enclave within the award-winning Tilal Al Ghaf community by Majid Al Futtaim. Alaya is designed for those seeking a tranquil yet refined lifestyle, seamlessly blending luxury living with resort-style amenities, pristine sandy shores, and breathtaking crystal lagoon views. This limited-edition residence offers an exceptional living experience, combining contemporary architecture with thoughtfully curated spaces for relaxation, entertainment, wellness, and family living. Property Highlights • Limited collection of ultra-luxury villas • Uninterrupted lagoon views through floor-to-ceiling windows • High-spec European kitchen, ideal for gourmet dining • Private landscaped gardens with a personal swimming pool • Exclusive access to a residents-only beach club and world-class amenities • Close proximity to RGS Guildford School, offering outstanding educational options Property Details • Location: Tilal Al Ghaf • Community: Alaya Gardens • Type: Reserve – Type A | Modern Facade • Configuration: G+2 + Maid’s Room + Driver’s Suite • Bedrooms: 6 • Bathrooms: 7 • BUA: 10,542 sq. ft. • Plot Area: 9,522 sq. ft. • In-built Elevator • Zen Sanctuary: Dedicated spaces for entertainment, healing, work, and exercise • Outdoor Majlis • Garage Parking: 4 cars with automated garage doors For more information please contact: Mr. Murtaza Hussain M & T Realty Real Estate Brokers About M & T Realty Real Estate M & T Realty Real Estate’s growing impact on Dubai’s real estate market is driven by its ambition to become “the U.A.E.’s most customer-centric real estate company.” As stated by its Directors, “Our aim is to project the company as multi-faceted, modern, and innovative—a total solution company delivering 6-star service to our clients.” An exceptional opportunity to own a signature villa in one of Dubai’s most prestigious waterfront communities.