Drops · Realestate · Abu Dhabi · The MagnoliasBackTH744379-1

4BR TOWNHOUSE THE MAGNOLIAS

4BR + 5BA · 3,596 sqft

▼ −2.7%Verified 5h ago

Now

€91K

was €93K−€3K · −2.7%

19-day history

−17dToday

Open on PropertyFinder

19-day history

II · THE THESIS

DEAL SCORE 19 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 19/100 (Below average) because seller has made 1 cut since listing 23d ago. A fair offer band sits €84K–€88K.

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 · 19 PTS

Drop % 5/35

Negotiability 5/25

Confidence 9/10

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

MOTIVATION · 20

1 cut · 23d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −3%

NEGOTIABILITY · LOW

LOW

Suggested offer €84K – €88K. 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 · −2.7% · −-€3K

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 €93K → €91K

16d after listing

−2.7%

-€3K

TOTAL · 16D

−2.7%

-€3K

NARRATIVESingle cut of 2.7% — 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

€468−€13 / mo

vs €480 at pre-drop price (€93K) · See cuts ↓

DOWN PAYMENT

€18K

20% of price

DLD FEE

€4K

4% of price

MORTGAGE REG

€254

0.25% loan + 290

CASH TO CLOSE

€22K

Day-one out-of-pocket

LOAN AMOUNT

€73K

25y · 6.00%

TOTAL INTEREST

€68K

Over full term

RENT VS BUY

RENT · ESTIMATE

€441

/ mo · ~6% gross yield

BUY · NOW

€468

+€27 / 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 ~€92/mo.

V · COMPARABLES

THE MAGNOLIAS · 4BR · ACTIVE

VALUE · 11 COMPS

VALUE HEADLINE

AED 100 /sqft+39%

vs area median AED 72 /sqft · 10 comps

RANK

9 / 11

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 10 LISTINGS

MORE EXPENSIVE /SQFT

10% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 10 comparables, 1 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

4BR TOWNHOUSE THE MAGNOLIAS

WHY THIS IS A DEAL

PRICE ACTION · 16 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 11 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES