Anomaly · Listing detail

Luxury Living |No Commission| Capital Appreciation

Dubai Studio City · 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): 1,182,000
Size (sqft): 726
PPSF: 1,628
Type: Apartment
Bedrooms: 1
Bathrooms: 2
Completion: off_plan_primary
Furnished: YES
Broker: Xsite Real Estate Broker
Agent: Kiran Riaz
Listed: 2026-04-21
Computed: 2026-05-11 13:52:41

PDQ-256 dup detection · corpus 277,301

Photos (3)

×2 dup1

×1 dup2

×2 dup3

3 photos reused on 2 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 47.4% below comp median (336 comps)
evidence
```
{
  "compCount": 336,
  "discountPct": 0.4736508865198317,
  "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: 47.4%
Median PPSF: 3,094.845
Comp count: 340
Scope: project

982 chars

Description

XSITE Real Estate Broker is proud to present a Brand New Apartment in Arisha Terraces. Arisha Terraces is a multi-building complex under development in Studio City, DubaiLand, Dubai. The development will contain an estimated 419 units. The project is being developed by Qube Development. The estimated handover date is December 2026. Property Details & Features: • 1 Bedroom • 2 Bathrooms • Built in Wardrobes • Balcony • Elegant Kitchen Design • Adult and Kid’s swimming Pools • Fully Equipped Gymnasium • Children’s Play Area • Social Spaces • Prime Location • Landscaped Surroundings • Covered Parking • 24/7 Security About XSITE: XSITE Real Estate Brokers is a RERA licensed Organization established and run professionally, with integrity, accountability, and quality service. With the workforce of multilingual, multinational, expert realty consultants having in- depth knowledge of UAE, we provide our discerning clients with comprehensive & efficient real estate services.