Drops · Realestate · Abu Dhabi · The MagnoliasBackBH-R-233983

3BR TOWNHOUSE THE MAGNOLIAS

3BR + 4BA · 3,229 sqft

▼ −5.0%Dropped 2×Verified 5h ago

Now

AED 285K

was 300K−15K · −5.0%

Cuts every ~8d · next window in ~5d

18-day history · 2 cuts

−16dToday

Open on PropertyFinder

18-day history · 2 cuts

II · THE THESIS

DEAL SCORE 34 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 34/100 (Fair deal) because seller has made 2 cuts over 8 days and priced 19% below comparable The Magnolias listings. A fair offer band sits AED 265K–AED 276K.

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 · 34 PTS

Drop % 3/35

Negotiability 9/25

Below median 13/20

Confidence 9/10

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

MOTIVATION · 45

2 cuts in 8d · 23d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −2%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer AED 265K – AED 276K. Find a specialist ↓

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

BELOW MEDIAN · −19%

−19%

AED 88/sqft vs area median 72/sqft. See 13 comps ↓

13 ACTIVE COMPS IN THE MAGNOLIAS

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

2 CUTS · −5.0% · −-15K

PRICE ACTION · 15 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.3MExpected rangeCut event

CUT-BY-CUT · 2 EVENTS

was AED 300K → AED 290K

7d after listing

−3.3%

-AED 10K

D15

was AED 290K → AED 285K

8d after previous cut

−1.7%

-AED 5K

TOTAL · 15D

−5.0%

-AED 15K

NARRATIVESeller has cut 2 times in 8 days — an unusually fast cadence for this segment. Latest cut (1.7%) is a clear capitulation signal.

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 1K−AED 77 / mo

vs AED 2K at pre-drop price (AED 300K) · See cuts ↓

DOWN PAYMENT

AED 57K

20% of price

DLD FEE

AED 11K

4% of price

MORTGAGE REG

AED 860

0.25% loan + 290

CASH TO CLOSE

AED 69K

Day-one out-of-pocket

LOAN AMOUNT

AED 228K

25y · 6.00%

TOTAL INTEREST

AED 213K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 2K

/ mo · ~6% gross yield

BUY · NOW

AED 1K

−AED 281 / mo

0y10y

Buying beats renting after 3.6 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 291/mo.

V · COMPARABLES

THE MAGNOLIAS · 3BR · ACTIVE

VALUE · 12 COMPS

VALUE HEADLINE

AED 88 /sqft+22%

vs area median AED 72 /sqft · 11 comps

RANK

9 / 12

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 11 LISTINGS

MORE EXPENSIVE /SQFT

27% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 11 comparables, 3 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

3BR TOWNHOUSE THE MAGNOLIAS

WHY THIS IS A DEAL

PRICE ACTION · 15 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 12 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES