Drops · Realestate · Abu Dhabi · Al GhadeerBackMARIO-8B4V4X7H6GXPM

2BR APARTMENT AL LAYYAN

2BR + 2BA · 1,143 sqft · Al Layyan

Verified 4h ago

Now

AED 1.00M

9-day history

Open on PropertyFinder

9-day history

II · THE THESIS

DEAL SCORE 16 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 16/100 (Below average) because seller has made 1 cut since listing 9d ago. A fair offer band sits AED 930K–AED 970K.

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 · 16 PTS

Drop % 6/35

Negotiability 1/25

Confidence 9/10

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

MOTIVATION · 20

1 cut · 9d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −3%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 930K – AED 970K. 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

30 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Ghadeer, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −-7.5% · −-30K

PRICE ACTION · 1 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

was AED 930K → AED 900K

1d after listing

−3.2%

-AED 30K

TOTAL · 1D

−-7.5%

-AED 30K

NARRATIVESingle cut of 3.2% — 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 5K

vs AED 5K at pre-drop price (AED 930K) · See cuts ↓

DOWN PAYMENT

AED 200K

20% of price

DLD FEE

AED 40K

4% of price

MORTGAGE REG

AED 2K

0.25% loan + 290

CASH TO CLOSE

AED 242K

Day-one out-of-pocket

LOAN AMOUNT

AED 800K

25y · 6.00%

TOTAL INTEREST

AED 746K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 638

/ mo · ~6% gross yield

BUY · NOW

AED 5K

+AED 5K / 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 ~AED 1K/mo.

V · COMPARABLES

AL GHADEER · 2BR · ACTIVE

VALUE · 29 COMPS

VALUE HEADLINE

AED 875 /sqft+942%

vs area median AED 84 /sqft · 28 comps

RANK

18 / 29

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 28 LISTINGS

MORE EXPENSIVE /SQFT

39% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 28 comparables, 11 are more expensive per sqft. The 17 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

2BR APARTMENT AL LAYYAN

WHY THIS IS A DEAL

PRICE ACTION · 1 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 29 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES