7-BED VILLA ALREEMAN
7BR + 7BA · 8,395 sqft · Alreeman
▼ −4.8%★ Golden VisaVerified 3d ago
91-day history
🔄Relisted — this listing was removed and reappeared (last: 23 Sep)
II · THE THESIS
DEAL SCORE 36 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 94d ago. Fair offer band: €1.87M–€1.95M.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
8
9
9
10
Drop % 8/35
Negotiability 9/25
Confidence 9/10
Relist signal 10/10
Insider unlocks the four evidence rows below.
03
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
56 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Al Shamkha, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −4.8% · −-€101KPRICE ACTION · 79 DAYS
AskingArea median 4.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D79
was €2.12M → €2.02M
79d after listing
−4.8%
-€101K
TOTAL · 79D
−4.8%
-€101K
NARRATIVESingle cut of 4.8% — 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 ASSUMPTIONSMORTGAGE · RENT · BREAK-EVEN
YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders
MONTHLY · NOW
€10K−€519 / mo
vs €11K at pre-drop price (€2.12M) · See cuts ↓
DOWN PAYMENT
€403K
20% of price
DLD FEE
€81K
4% of price
MORTGAGE REG
€4K
0.25% loan + 290
CASH TO CLOSE
€488K
Day-one out-of-pocket
LOAN AMOUNT
€1.61M
25y · 6.00%
TOTAL INTEREST
€1.50M
Over full term
RENT VS BUY
RENT · ESTIMATE
€10K
/ mo · ~6% gross yield
BUY · NOW
€10K
+€311 / 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 RATESIf rates climb to 8%, your payment grows by ~€2K/mo.
V · COMPARABLES
AL SHAMKHA · 7BR · ACTIVEVALUE · 12 COMPS
VALUE HEADLINE
AED 953 /sqft+72%
vs area median AED 553 /sqft · 11 comps
RANK
11 / 12
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 11 LISTINGS
MORE EXPENSIVE /SQFT
1
9% of comps
CHEAPER /SQFT
10
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€2.02M8,395953———Hot Deal 6BR · Corner Unit€1.26M10,979455——-52%Vacant · Light Filled Living€1.32M11,289466——-51%Ready To Move In · Own Now€1.32M11,289466——-51%Mediterranean Style · Corner Unit€1.39M11,322486——-49%Deal Single Row Corner · 6br Villa€1.41M10,975510——-46%TAKEAWAYOf 11 comparables, 1 are more expensive per sqft. The 10 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export