Anomaly · Listing detail

Handover July 2026 | Terra View | Spacious Layout

Expo City · 2

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Score capped at 0.50 (would have scored 0.82)

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): 2,800,000
Size (sqft): 1,377
PPSF: 2,033
Type: Apartment
Bedrooms: 2
Bathrooms: 3
Completion: off_plan
Furnished: PARTLY
Broker: McCone Properties
Agent: Richard Crossley
Listed: 2026-03-13
Computed: 2026-05-11 13:51:59

PDQ-256 dup detection · corpus 277,301

Photos (3)

×5 dup1

×7 dup2

×1 dup3

3 photos reused on 10 other listings. Hover the badge to see matched listing IDs and Hamming distances.

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 (1)

High
Extreme price deviation
price_deviation_extreme
Listing is 33.6% below comp median (193 comps)
evidence
```
{
  "compCount": 193,
  "discountPct": 0.3358450371555199,
  "marketMedianPpsf": 3061.032610963191
}
```
−0.18

From OpportunityScore

Comp context

Discount: 37.7%
Median PPSF: 3,264.183
Comp count: 199
Scope: project

1149 chars

Description

Property Details - Location: Madinat Al Matar, Dubai - Building: Mangrove Residences 2 - Bedrooms: 2 - Bathrooms: 3 - Built-up Area: 1,377 sq. ft. - Developer: Expo City Mangrove Residences Development FZCO Key Highlights - Elegant 2-bedroom layout with en-suite bathrooms - Spacious 1,377 sq. ft. built-up area - Bright open-plan living and dining spaces - Contemporary design with premium finishes - Stunning views of the surrounding greenery - Access to world-class community amenities - Dedicated parking space - Excellent investment opportunity - Walking distance to Expo Metro Station Location Highlights - Kings’ School – 5 minutes - The Pavilion Restaurants & Retail – 3 minutes - Al Maktoum International Airport – 20 minutes - Located in Expo City Dubai – the city of the future - Smart and sustainable community promoting eco-friendly living This exceptional apartment offers the perfect balance of modern luxury, sustainability, and connectivity, making it an ideal choice for end-users seeking a premium lifestyle or investors looking for strong future growth in Expo City Dubai. For more details on this project, contact Ali Mhanna