Drops · Realestate · Abu Dhabi · The MagnoliasBackCYGGK9EEYS6FSFW9TFR3ANP6Q0

3BR TOWNHOUSE THE MAGNOLIAS

3BR + 4BA · 3,228 sqft

▼ −1.6%★ Golden VisaVerified 4h ago

Now

AED 6.30M

was 6.40M−100K · −1.6%

25-day history

−17dToday

Open on PropertyFinder

25-day history

II · THE THESIS

DEAL SCORE 16 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 16/100 (Below average) because seller has made 1 cut since listing 25d ago. A fair offer band sits AED 5.86M–AED 6.11M.

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 · 16 PTS

Drop % 3/35

Negotiability 4/25

Confidence 9/10

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

MOTIVATION · 20

1 cut · 25d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −2%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 5.86M – AED 6.11M. 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

13 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

The Magnolias, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −1.6% · −-100K

PRICE ACTION · 16 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.3MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D16

was AED 6.40M → AED 6.30M

16d after listing

−1.6%

-AED 100K

TOTAL · 16D

−1.6%

-AED 100K

NARRATIVESingle cut of 1.6% — 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 32K−AED 515 / mo

vs AED 33K at pre-drop price (AED 6.40M) · See cuts ↓

DOWN PAYMENT

AED 1.26M

20% of price

DLD FEE

AED 252K

4% of price

MORTGAGE REG

AED 13K

0.25% loan + 290

CASH TO CLOSE

AED 1.52M

Day-one out-of-pocket

LOAN AMOUNT

AED 5.04M

25y · 6.00%

TOTAL INTEREST

AED 4.70M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 2K

/ mo · ~6% gross yield

BUY · NOW

AED 32K

+AED 31K / 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 6K/mo.

V · COMPARABLES

THE MAGNOLIAS · 3BR · ACTIVE

VALUE · 12 COMPS

VALUE HEADLINE

AED 1,952 /sqft+2611%

vs area median AED 72 /sqft · 11 comps

RANK

12 / 12

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 11 LISTINGS

MORE EXPENSIVE /SQFT

0% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 11 comparables, 0 are more expensive per sqft. The 11 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

3BR TOWNHOUSE THE MAGNOLIAS

WHY THIS IS A DEAL

PRICE ACTION · 16 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 12 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES