Anomaly · Listing detail

50/50 PHPP | Marina Skyline View | Q3'2028

Dubai Production City (IMPZ) · 1

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Score capped at 0.50 (would have scored 0.77)

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): 1,144,301
Size (sqft): 698
PPSF: 1,639
Type: Apartment
Bedrooms: 1
Bathrooms: 1
Completion: off_plan_primary
Furnished: PARTLY
Broker: Luxfolio Real Estate Brokers LLC
Agent: Chirine El Sebai
Listed: 2026-04-21
Computed: 2026-05-11 13:52:40

PDQ-256 dup detection · corpus 277,301

Photos (3)

×3 dup1

×1 dup3

2 photos reused on 4 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 (2)

High
Extreme price deviation
price_deviation_extreme
Listing is 47.0% below comp median (336 comps)
evidence
```
{
  "compCount": 336,
  "discountPct": 0.4700944735909116,
  "marketMedianPpsf": 3093.004164547414
}
```
−0.18
Low
Not PF-verified
verification_missing
Listing not marked verified by PropertyFinder
evidence
```
{
  "is_verified": false
}
```
−0.05

From OpportunityScore

Comp context

Discount: 47.0%
Median PPSF: 3,094.845
Comp count: 340
Scope: project

1066 chars

Description

Discover REEF 996, an innovative residential address in Dubai Production City designed to deliver exceptional lifestyle appeal and strong investment potential. Featuring unique outdoor-cooled living spaces, premium interiors, and a full suite of amenities, the project stands out as a future-forward development in a growing community. Property Highlights: *1 Bed Unit *BUA 698 Sqft *Marina Skyline View *Handover Q3 2028 *Flexible Payment Options *Outdoor-Cooled Sunken Balcony *High-End Fitted Kitchen Premium Amenities: *Outdoor-Cooled Garden Lounges *Cinema Area + Baja Shelf + Cabana *BBQ + Infinity Pool + Kids Pool *Gym + Crossfit Area *Yoga + Pilates Studio *Multi-Sports Court *Kids Play Area Its strategic location with quick access to major hubs ensures high rental demand and long-term value. Get in touch with Chirine El Sebai today for a personalised consultation. Company: Luxfolio Real Estate Brokers LLC RERA ORN: 23275 Office: G024 Building 5 Gold & Diamond Park, Dubai, UAE Email: info@luxfoliorealestate.ae Website: www.luxfoliorealestate.ae