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BackA26-591

BRAND NEW L STUDY + 3BR ENSUITE + PRIVATE

3BR + 3BA · 3,000 sqft

▼ −7.7%Verified 1h ago

Now

€91K

was €98K−€8K · −7.7%
Open on PropertyFinder

1-day history

AED 120

Price / sqft

−10% vs area median

3,000 sqft

Built-up area

3BR + 3BA

1d

On market

vs 21d median

EUR 1,856

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 35 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 35/100 (Fair deal) because seller has made 1 cut since listing 1d ago and priced 10% below comparable Umm Suqeim 2 Villas listings. A fair offer band sits €84K–€88K.

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

01
HEADLINE · COMPOSITE
35/ 100
Fair deal

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

SCORE BREAKDOWN · 35 PTS
13
6
7
9
Drop % 13/35
Negotiability 6/25
Below median 7/20
Confidence 9/10

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

02
MOTIVATION · 25
25
1 cut · 1d on market · Price evidence ↓
ListedLISTED−8%LATEST+0d
VELOCITY LOW·MOST RECENT CUT −8%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €84K – €88K. Request a callback ↓
ASKSUGGESTED OFFER€88K€84K€91Klow €68K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −10%
−10%
AED 120/sqft vs area median 97/sqft. See 11 comps ↓
MINMEDIANMAXAED 120/SQFT
11 ACTIVE COMPS IN UMM SUQEIM 2 VILLAS

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
11 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Umm Suqeim 2 Villa, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −7.7% · −-€8K

PRICE ACTION · 0 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.3M0.4M0.4M0.4MAREA MEDIAN · 0.4M−8%
AskingArea median 0.4MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D0
was €98K → €91K
0d after listing
−7.7%
-€8K
TOTAL · 0D
−7.7%
-€8K
NARRATIVESingle cut of 7.7% — 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
€468−€39 / mo

vs €506 at pre-drop price (€98K) · See cuts ↓

DOWN PAYMENT
€18K
20% of price
DLD FEE
€4K
4% of price
MORTGAGE REG
€254
0.25% loan + 290
CASH TO CLOSE
€22K
Day-one out-of-pocket
LOAN AMOUNT
€73K
25y · 6.00%
TOTAL INTEREST
€68K
Over full term
RENT VS BUY
RENT · ESTIMATE
€504
/ mo · ~6% gross yield
BUY · NOW
€468
−€36 / mo
0y10y

Buying beats renting after 8.9 years at the current price.

STRESS TEST
AT VARIOUS RATES
1.5k1.9k2.2k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€92/mo.

V · COMPARABLES
UMM SUQEIM 2 VILLAS · 3BR · ACTIVE

VALUE · 5 COMPS

VALUE HEADLINE
AED 120 /sqft+24%

vs area median AED 97 /sqft · 4 comps

RANK
5 / 5
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M0.4M0.4M2,8503,5904,329SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 12086120
BREAKDOWN · 4 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
4
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€91K3,000120—0d—Renovated Kitchen Cabinets | Private Pool + Garden€76K3,50086—0d-28%Compound 3BR V | Private Garden | Shared Pool |Gym€97K4,00096—0d-20%Study+4BR | Compound Shared Pool+Gym€101K4,12397—0d-19%Private Garden+4BR Ensuite|Shared Pool+Garden+Gym€88K3,500100—0d-17%
TAKEAWAYOf 4 comparables, 0 are more expensive per sqft. The 4 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
UMM SUQEIM 2 VILLAS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
SLOWING
↓ 607↓1328 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€101KThis: €91K · -10%
MINMEDIANMAX
AVG DOM
21d
THIS: 1D · −20D
ACTIVE COMPS
11
listings in segment
SIMILAR INVENTORY
Browse drops in Umm Suqeim 2 Villas
Browse
VII · TRUST & ACTION
DATA ATTESTED · 10 JUN, 20:16

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · A26-591
Last verified
…
10 Jun, 20:16
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN UMM SUQEIM 2 VILLAS · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Fully Upgraded | Lake View | View Today
VILLA · ENTERTAINMENT FOYER
€302K
ACTIVE LISTING
SCORE 25
Large Landscaped Garden| Vacant | Multiple Options
VILLA · NAD AL SHEBA GARDENS 2
€139K
ACTIVE LISTING
SCORE 25
Lake & Skyline | Fully Upgraded | Type 1E
VILLA · SPRINGS 4
€106K
ACTIVE LISTING
SCORE 25
Brand New Villa | Vacant | Fully Upgraded
VILLA · GARDEN HOMES FROND F
€882K
ACTIVE LISTING
Browse all drops in real estate →
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