Drops · Realestate · Abu Dhabi · Al ShamkhaBack01F0SZZC56W46K8RR0H15P6RQ0

5BR VILLA FAY AL REEMAN II

5BR + 6BA · 11,568 sqft · Fay Al Reeman II

Verified 2d ago

Now

AED 250K

16-day history

Open on PropertyFinder

16-day history

II · THE THESIS

DEAL SCORE 50 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 50/100 (Good opportunity) because seller has made 1 cut since listing 16d ago and priced 79% below comparable Al Shamkha listings. A fair offer band sits AED 233K–AED 243K.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Good opportunity

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN · 50 PTS

Drop % 18/35

Negotiability 3/25

Below median 20/20

Confidence 9/10

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

MOTIVATION · 20

1 cut · 16d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −10%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 233K – AED 243K. Find a specialist ↓

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

BELOW MEDIAN · −79%

−79%

AED 22/sqft vs area median 727/sqft. See 108 comps ↓

108 ACTIVE COMPS IN AL SHAMKHA

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

108 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Shamkha, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −-2.0% · −-25K

PRICE ACTION · 4 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 1.2MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was AED 245K → AED 220K

4d after listing

−10.2%

-AED 25K

TOTAL · 4D

−-2.0%

-AED 25K

NARRATIVESingle cut of 10.2% — 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 1K

vs AED 1K at pre-drop price (AED 245K) · See cuts ↓

DOWN PAYMENT

AED 50K

20% of price

DLD FEE

AED 10K

4% of price

MORTGAGE REG

AED 790

0.25% loan + 290

CASH TO CLOSE

AED 61K

Day-one out-of-pocket

LOAN AMOUNT

AED 200K

25y · 6.00%

TOTAL INTEREST

AED 187K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 6K

/ mo · ~6% gross yield

BUY · NOW

AED 1K

−AED 5K / mo

0y10y

Buying beats renting after 0.2 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 255/mo.

V · COMPARABLES

AL SHAMKHA · 5BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE

AED 22 /sqft-97%

vs area median AED 727 /sqft · 50 comps

RANK

1 / 51

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 50 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

TAKEAWAYOf 50 comparables, 50 are more expensive per sqft.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

5BR VILLA FAY AL REEMAN II

WHY THIS IS A DEAL

PRICE ACTION · 4 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 51 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES