Drops · Realestate · Dubai · Al NahdaBackTENSO2

2BR APARTMENT AL SHAIBANI BUILDING

2BR + 2BA · 106 sqft · Al Shaibani Building

▼ −7.1%Verified 20h ago

Now

AED 65K

was 70K−5K · −7.1%

17-day history

Open on PropertyFinder

17-day history

II · THE THESIS

DEAL SCORE 27 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 27/100 (Fair deal) because seller has made 1 cut since listing 16d ago. A fair offer band sits AED 60K–AED 63K.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Fair deal

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN · 27 PTS

Drop % 12/35

Negotiability 6/25

Confidence 9/10

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

MOTIVATION · 25

1 cut · 16d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −7%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 60K – AED 63K. Find a specialist ↓

BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

50 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Nahda, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −7.1% · −-5K

PRICE ACTION · 3 DAYS

PRICE / TIME

Y: AED · X: days since listed · Envelope: median ±8%

AED USD EUR

AskingArea median 0.1MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was AED 70K → AED 65K

3d after listing

−7.1%

-AED 5K

TOTAL · 3D

−7.1%

-AED 5K

NARRATIVESingle cut of 7.1% — early signal that the seller is testing the market.

Unlock the price history · AED 199 / mo

Every cut event · area median overlay · CSV export

IV · CASHFLOW

UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · RENT · BREAK-EVEN

YOUR ASSUMPTIONS

Down payment20%

15%40%

Interest rate6.00%

3.50%8.00%

Term25 yr

15 yr30 yr

UAE Central Bank caps residential mortgages at 25 years tenor and 80% LTV for residents on a first home (≤AED 5M). Drag the sliders to model your own assumptions — actual rates vary by bank and profile.

MONTHLY · NOW

AED 335−AED 26 / mo

vs AED 361 at pre-drop price (AED 70K) · See cuts ↓

DOWN PAYMENT

AED 13K

20% of price

DLD FEE

AED 3K

4% of price

MORTGAGE REG

AED 420

0.25% loan + 290

CASH TO CLOSE

AED 16K

Day-one out-of-pocket

LOAN AMOUNT

AED 52K

25y · 6.00%

TOTAL INTEREST

AED 49K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 293

/ mo · ~6% gross yield

BUY · NOW

AED 335

+AED 42 / mo

Your monthly cost is already higher than the rent estimate — the buy vs rent break-even leans on price appreciation rather than monthly cash flow.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 66/mo.

V · COMPARABLES

AL NAHDA · 2BR · ACTIVE

VALUE · 49 COMPS

VALUE HEADLINE

AED 615 /sqft-19%

vs area median AED 758 /sqft · 48 comps

RANK

5 / 49

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 48 LISTINGS

MORE EXPENSIVE /SQFT

90% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 65K106615—0d—Chiller Ac free 2 Bedroom with Hall 3 washroom available for familyAED 70K126556—0d-10%Chiller Free Bigger 2bhk Apartment Available For FamilyAED 70K121579—0d-6%Luxury 2BHK | Pool View | Close to Pond ParkAED 68K113604—0d-2%Golden Offer! 3BHK Near Metro + 1 Month Free | Full FacilitiesAED 90K148609—0d-1%Near Prestine School/ Spacious 2 BHK/ Big size / With parking/ Ready to MoveAED 65K106615—0d0%

TAKEAWAYOf 48 comparables, 43 are more expensive per sqft. The 5 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

2BR APARTMENT AL SHAIBANI BUILDING

WHY THIS IS A DEAL

PRICE ACTION · 3 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 49 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES