Drops · Realestate · Abu Dhabi · Noya 1BackRRK433JZZJC0964R15X8WKJ3DG

2BR TOWNHOUSE NOYA 1

2BR + 3BA · 1,816 sqft

Verified 2h ago

Now

AED 160K

Open on PropertyFinder

AED 88

Price / sqft

−19% vs area median

1,816 sqft

Built-up area

2BR + 3BA

22d

On market

vs 4d median

AED 825

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 22 days ago and priced 19% below comparable Noya 1 listings.

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

HEADLINE · COMPOSITE

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

SCORE BREAKDOWN

Awaiting first price event to compute score.

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

BELOW MEDIAN · −19%

−19%

AED 88/sqft vs area median 105/sqft. See 14 comps ↓

14 ACTIVE COMPS IN NOYA 1

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

14 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Noya 1, last 180d

REFRESH

Hourly

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 825

vs AED 825 at pre-drop price (AED 160K) · See cuts ↓

DOWN PAYMENT

AED 32K

20% of price

DLD FEE

AED 6K

4% of price

MORTGAGE REG

AED 610

0.25% loan + 290

CASH TO CLOSE

AED 39K

Day-one out-of-pocket

LOAN AMOUNT

AED 128K

25y · 6.00%

TOTAL INTEREST

AED 119K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 988

/ mo · ~6% gross yield

BUY · NOW

AED 825

−AED 163 / mo

0y10y

Buying beats renting after 3.6 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 163/mo.

V · COMPARABLES

NOYA 1 · 2BR · ACTIVE

VALUE · 14 COMPS

VALUE HEADLINE

AED 88 /sqft-16%

vs area median AED 105 /sqft · 13 comps

RANK

3 / 14

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 13 LISTINGS

MORE EXPENSIVE /SQFT

85% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 160K1,81688—0d—Vacant | Elegant Living | Family CommunityAED 189K2,49976—0d-14%Vacant 3BR+Maid | Double Row End Unit | Noya YasAED 195K2,30285—0d-3%Corner 3BR Townhouse With Maid’s Prime LocationAED 200K2,20091—0d+3%Modern Layout | 3BR+Maid | 2 PaymentsAED 200K2,18092—0d+5%Ready To Move l 3BR +Maid l Prime LocationAED 170K1,81694—0d+7%

TAKEAWAYOf 13 comparables, 11 are more expensive per sqft. The 2 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

2BR TOWNHOUSE NOYA 1

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 14 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES