Drops · Realestate · Abu Dhabi · Al ShamkhaBackMCSP-28658

4BR VILLA FAY AL REEMAN II

4BR + 5BA · 5,490 sqft · Fay Al Reeman II

▼ −1.3%★ Golden VisaVerified 3h ago

Now

$1.02M

was $1.03M−$14K · −1.3%

1-day history

Open on PropertyFinder

1-day history

II · THE THESIS

DEAL SCORE 21 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 21/100 (Fair deal) because seller has made 1 cut since listing 2d ago and priced 11% below comparable Al Shamkha listings. A fair offer band sits $950K–$990K.

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 · 21 PTS

Drop % 2/35

Negotiability 3/25

Below median 7/20

Confidence 9/10

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

MOTIVATION · 20

1 cut · 2d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −1%

NEGOTIABILITY · LOW

LOW

Suggested offer $950K – $990K. Find a specialist ↓

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

BELOW MEDIAN · −11%

−11%

AED 683/sqft vs area median 728/sqft. See 63 comps ↓

63 ACTIVE COMPS IN AL SHAMKHA

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

63 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Shamkha, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −1.3% · −-$14K

PRICE ACTION · 0 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 4.2MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was $1.03M → $1.02M

0d after listing

−1.3%

-$14K

TOTAL · 0D

−1.3%

-$14K

NARRATIVESingle cut of 1.3% — 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

$5K−$70 / mo

vs $5K at pre-drop price ($1.03M) · See cuts ↓

DOWN PAYMENT

$204K

20% of price

DLD FEE

$41K

4% of price

MORTGAGE REG

$2K

0.25% loan + 290

CASH TO CLOSE

$247K

Day-one out-of-pocket

LOAN AMOUNT

$817K

25y · 6.00%

TOTAL INTEREST

$762K

Over full term

RENT VS BUY

RENT · ESTIMATE

$6K

/ mo · ~6% gross yield

BUY · NOW

$5K

−$454 / mo

0y10y

Buying beats renting after 7.9 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~$1K/mo.

V · COMPARABLES

AL SHAMKHA · 4BR · ACTIVE

VALUE · 36 COMPS

VALUE HEADLINE

AED 683 /sqft-6%

vs area median AED 728 /sqft · 35 comps

RANK

8 / 36

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 35 LISTINGS

MORE EXPENSIVE /SQFT

77% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 35 comparables, 27 are more expensive per sqft. The 8 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 · 0 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 36 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES