Drops · Realestate · Abu Dhabi · Al ShamkhaBackY7K9H0VCEWSX783ZJ385J15AEG

4BR VILLA FAY AL REEMAN II

4BR + 6BA · 5,489 sqft · Fay Al Reeman II

▼ −7.8%★ Golden VisaVerified 2h ago

Now

AED 4.15M

was 4.50M−350K · −7.8%

21-day history

−22dToday

Open on PropertyFinder

21-day history

🔄Relisted — this listing was removed and reappeared (last: 03 Jul)

II · THE THESIS

DEAL SCORE 39 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 39/100 (Fair deal) because seller has made 1 cut since listing 22d ago. A fair offer band sits AED 3.86M–AED 4.03M.

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 · 39 PTS

Drop % 14/35

Negotiability 6/25

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 25

1 cut · 22d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −8%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 3.86M – AED 4.03M. 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 Shamkha, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −7.8% · −-350K

PRICE ACTION · 21 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 4.0MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D21

was AED 4.50M → AED 4.15M

21d after listing

−7.8%

-AED 350K

TOTAL · 21D

−7.8%

-AED 350K

NARRATIVESingle cut of 7.8% — 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 21K−AED 2K / mo

vs AED 23K at pre-drop price (AED 4.50M) · See cuts ↓

DOWN PAYMENT

AED 830K

20% of price

DLD FEE

AED 166K

4% of price

MORTGAGE REG

AED 9K

0.25% loan + 290

CASH TO CLOSE

AED 1.00M

Day-one out-of-pocket

LOAN AMOUNT

AED 3.32M

25y · 6.00%

TOTAL INTEREST

AED 3.10M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 20K

/ mo · ~6% gross yield

BUY · NOW

AED 21K

+AED 1K / 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 4K/mo.

V · COMPARABLES

AL SHAMKHA · 4BR · ACTIVE

VALUE · 26 COMPS

VALUE HEADLINE

AED 756 /sqft+1%

vs area median AED 747 /sqft · 25 comps

RANK

14 / 26

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 25 LISTINGS

MORE EXPENSIVE /SQFT

44% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 25 comparables, 11 are more expensive per sqft. The 14 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

4BR VILLA FAY AL REEMAN II

WHY THIS IS A DEAL

PRICE ACTION · 21 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 26 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES