Drops · Realestate · Abu Dhabi · Yas IslandBackCAPITALAVE-91279-7

4BR VILLA WEST YAS

4BR + 6BA · 6,447 sqft · West Yas

▼ −3.4%Verified 1d ago

Now

AED 309K

was 320K−11K · −3.4%

11-day history

Open on PropertyFinder

11-day history

II · THE THESIS

DEAL SCORE 39 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 39/100 (Fair deal) because seller has made 1 cut since listing 11d ago and priced 79% below comparable Yas Island listings. A fair offer band sits AED 287K–AED 300K.

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 · 39 PTS

Drop % 6/35

Negotiability 4/25

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 · 11d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −3%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 287K – AED 300K. Find a specialist ↓

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

BELOW MEDIAN · −79%

−79%

AED 48/sqft vs area median 1,464/sqft. See 36 comps ↓

36 ACTIVE COMPS IN YAS ISLAND

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

36 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Yas Island, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −3.4% · −-11K

PRICE ACTION · 2 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 1.5MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was AED 320K → AED 309K

2d after listing

−3.4%

-AED 11K

TOTAL · 2D

−3.4%

-AED 11K

NARRATIVESingle cut of 3.4% — 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 2K−AED 56 / mo

vs AED 2K at pre-drop price (AED 320K) · See cuts ↓

DOWN PAYMENT

AED 62K

20% of price

DLD FEE

AED 12K

4% of price

MORTGAGE REG

AED 908

0.25% loan + 290

CASH TO CLOSE

AED 75K

Day-one out-of-pocket

LOAN AMOUNT

AED 247K

25y · 6.00%

TOTAL INTEREST

AED 231K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 7K

/ mo · ~6% gross yield

BUY · NOW

AED 2K

−AED 6K / 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 315/mo.

V · COMPARABLES

YAS ISLAND · 4BR · ACTIVE

VALUE · 17 COMPS

VALUE HEADLINE

AED 48 /sqft-97%

vs area median AED 1,464 /sqft · 16 comps

RANK

2 / 17

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 16 LISTINGS

MORE EXPENSIVE /SQFT

94% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 16 comparables, 15 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

4BR VILLA WEST YAS

WHY THIS IS A DEAL

PRICE ACTION · 2 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 17 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES