Drops · Realestate · Abu Dhabi · Al SamhaBack81M5YEENJQGY2BB4FRR0CVDD8C

2BR VILLA MANAZEL AL REEF 2

2BR + 4BA · 2,800 sqft · Manazel Al Reef 2

▼ −4.3%Verified 4h ago

Now

AED 110K

was 115K−5K · −4.3%

18-day history

−15dToday

Open on PropertyFinder

18-day history

II · THE THESIS

DEAL SCORE 35 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 35/100 (Fair deal) because seller has made 1 cut since listing 18d ago and priced 19% below comparable Al Samha listings. A fair offer band sits AED 102K–AED 107K.

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 · 35 PTS

Drop % 8/35

Negotiability 5/25

Below median 13/20

Confidence 9/10

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

MOTIVATION · 20

1 cut · 18d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −4%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 102K – AED 107K. Find a specialist ↓

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

BELOW MEDIAN · −19%

−19%

AED 39/sqft vs area median 81/sqft. See 9 comps ↓

9 ACTIVE COMPS IN AL SAMHA

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

9 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Samha, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −4.3% · −-5K

PRICE ACTION · 14 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.1MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D14

was AED 115K → AED 110K

14d after listing

−4.3%

-AED 5K

TOTAL · 14D

−4.3%

-AED 5K

NARRATIVESingle cut of 4.3% — 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

AED 567−AED 26 / mo

vs AED 593 at pre-drop price (AED 115K) · See cuts ↓

DOWN PAYMENT

AED 22K

20% of price

DLD FEE

AED 4K

4% of price

MORTGAGE REG

AED 510

0.25% loan + 290

CASH TO CLOSE

AED 27K

Day-one out-of-pocket

LOAN AMOUNT

AED 88K

25y · 6.00%

TOTAL INTEREST

AED 82K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 675

/ mo · ~6% gross yield

BUY · NOW

AED 567

−AED 108 / mo

0y10y

Buying beats renting after 3.8 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 112/mo.

V · COMPARABLES

AL SAMHA · 2BR · ACTIVE

VALUE · 8 COMPS

VALUE HEADLINE

AED 39 /sqft-52%

vs area median AED 81 /sqft · 7 comps

RANK

1 / 8

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 7 LISTINGS

MORE EXPENSIVE /SQFT

100% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 110K2,80039—0d—VACANT l WARDROBES l SINGLE ROWAED 120K2,80043−4.0%0d+10%Vacant Now | Spacious Living | With Maids Room !AED 120K2,68845—0d+15%Corner Villa | Private Garden | Move in Aug 5AED 135K1,66881—0d+108%Premium 3BD Duplex | Corner Villa | Upcoming |AED 135K1,66881—0d+108%HOT PRICE l SINGLE ROW l 3 BED l LIMITED OFFERAED 1.85M2,800661—0d+1595%

TAKEAWAYOf 7 comparables, 7 are more expensive per sqft.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

AL SAMHA · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

SLOWING

↓ 145↓423 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

AED 135KThis: AED 110K · -19%

AVG DOM

23d

THIS: 18D · −5D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Al Samha

Browse

VII · TRUST & ACTION

DATA ATTESTED · 08 AUG, 16:41

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · 81M5YEENJQGY2BB4FRR0CVDD8C

Last verified

…

08 Aug, 16:41

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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