Drops · Realestate · Abu Dhabi · Al GhadeerBackJYV5GFS0EFWWSX91FG6XT3HZ54

2BR APARTMENT AL WAHA

2BR + 3BA · 1,021 sqft · Al Waha

▼ −1.1%Verified 2h ago

Now

AED 940K

was 950K−10K · −1.1%

5-day history

Open on PropertyFinder

5-day history

II · THE THESIS

DEAL SCORE 15 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 15/100 (Below average) because seller has made 1 cut since listing 11d ago. A fair offer band sits AED 874K–AED 912K.

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

HEADLINE · COMPOSITE

Below average

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

SCORE BREAKDOWN · 15 PTS

Drop % 2/35

Negotiability 4/25

Confidence 9/10

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

MOTIVATION · 20

1 cut · 11d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −1%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 874K – AED 912K. 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

16 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Ghadeer, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −1.1% · −-10K

PRICE ACTION · 0 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.9MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was AED 950K → AED 940K

0d after listing

−1.1%

-AED 10K

TOTAL · 0D

−1.1%

-AED 10K

NARRATIVESingle cut of 1.1% — 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 5K−AED 52 / mo

vs AED 5K at pre-drop price (AED 950K) · See cuts ↓

DOWN PAYMENT

AED 188K

20% of price

DLD FEE

AED 38K

4% of price

MORTGAGE REG

AED 2K

0.25% loan + 290

CASH TO CLOSE

AED 228K

Day-one out-of-pocket

LOAN AMOUNT

AED 752K

25y · 6.00%

TOTAL INTEREST

AED 702K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 5K

/ mo · ~6% gross yield

BUY · NOW

AED 5K

+AED 145 / 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 959/mo.

V · COMPARABLES

AL GHADEER · 2BR · ACTIVE

VALUE · 16 COMPS

VALUE HEADLINE

AED 921 /sqft+12%

vs area median AED 821 /sqft · 15 comps

RANK

10 / 16

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 15 LISTINGS

MORE EXPENSIVE /SQFT

40% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 940K1,021921—0d—VACANT- 2 BED TOWN HOUSE - 85000 ONLYAED 85K1,55055—0d-94%Single row | Vacant furnished or unfurnished THAED 110K1,65067—0d-93%2BR TH +Maid | Close to the Park|Ready for move inAED 120K1,68971—0d-92%2BR TOWNHOUSE | VACANT| SINGLE ROW| PRIME LOCATIONAED 95K1,27774−10.5%0d-92%Modified 1-BR Front of Pool | Vacant Unit Book NowAED 54K72075−1.8%0d-92%

TAKEAWAYOf 15 comparables, 6 are more expensive per sqft. The 9 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 WAHA

WHY THIS IS A DEAL

PRICE ACTION · 0 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 16 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES