4BR VILLA WEST YAS
4BR + 6BA · 6,900 sqft · West Yas
Rent · per year▼ −7.5%Dropped 2×Verified 12h ago
Rent · now
AED 370K/ yr
was 400K−30K · −7.5%
Cuts every ~1d · next-cut window open
16-day history · 2 cuts
16-day history · 2 cuts
II · THE THESIS
DEAL SCORE 24 / 100WHY THIS IS A DEAL
BOTTOM LINE
Scored 24/100 (Fair deal) because seller has made 2 cuts over 1 days. A fair offer band sits AED 344K–AED 359K.
All four signals + supporting evidence below. How do these scores work?
01
HEADLINE · COMPOSITE
Fair deal
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 24 PTS
5
10
9
Drop % 5/35
Negotiability 10/25
Confidence 9/10
Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.
02
VELOCITY MEDIUM·MOST RECENT CUT −3%
03
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
39 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Yas Island, last 180d
REFRESH
3× daily
III · THE EVIDENCE
2 CUTS · −7.5% · −-30KPRICE ACTION · 6 DAYS
AskingArea median 0.1MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D5
was AED 400K → AED 380K
5d after listing
−5.0%
-AED 20K
D6
was AED 380K → AED 370K
1d after previous cut
−2.6%
-AED 10K
TOTAL · 6D
−7.5%
-AED 30K
NARRATIVESeller has cut 2 times in 1 days — an unusually fast cadence for this segment. Latest cut (2.6%) is a clear capitulation signal.
Unlock the price history · AED 199 / mo
Every cut event · area median overlay · CSV export
V · COMPARABLES
YAS ISLAND · 4BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 54 /sqft-44%
vs area median AED 96 /sqft · 6 comps
RANK
3 / 7
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
4
67% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 370K6,90054———Landscaped 4 Bedroom | Upcoming End of AugustAED 310K6,55047——-13%Vacant | Single Row 4BR Villa | Community ViewAED 320K6,45050——-7%Modern 4BR Villa | Prime Location | Type 1AED 350K5,42265——+20%Ready to Move In | Full Canal View | BalconyAED 145K1,51196——+78%Unfurnished | Water View | Balcony | BBQ AreaAED 165K1,400118——+119%TAKEAWAYOf 6 comparables, 4 are more expensive per sqft. The 2 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export
VI · AREA INTEL
YAS ISLAND · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 9↑1 vs prior 30d
PRICE CUTS · YAS ISLAND · PROPERTY · 8 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 120KThis: AED 370K · +208%
AVG DOM
36d
THIS: 16D · −20D
ACTIVE COMPS
39
listings in segment
SIMILAR INVENTORY
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