4BR VILLA FAY AL REEMAN II
4BR + 5BA · 6,221 sqft · Fay Al Reeman II
Rent · per year▼ −8.7%Dropped 2×Verified 13h ago
Rent · now
AED 210K/ yr
was 230K−20K · −8.7%
Cuts every ~3d · next-cut window open
9-day history · 2 cuts
9-day history · 2 cuts
II · THE THESIS
DEAL SCORE 27 / 100WHY THIS IS A DEAL
BOTTOM LINE
Scored 27/100 (Fair deal) because seller has made 2 cuts over 3 days. A fair offer band sits AED 195K–AED 204K.
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 · 27 PTS
8
10
9
Drop % 8/35
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 −5%
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
24 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Al Shamkha, last 180d
REFRESH
3× daily
III · THE EVIDENCE
2 CUTS · −8.7% · −-20KPRICE ACTION · 6 DAYS
AskingArea median 0.2MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D3
was AED 230K → AED 220K
3d after listing
−4.3%
-AED 10K
D6
was AED 220K → AED 210K
3d after previous cut
−4.5%
-AED 10K
TOTAL · 6D
−8.7%
-AED 20K
NARRATIVESeller has cut 2 times in 3 days — an unusually fast cadence for this segment. Latest cut (4.5%) is a clear capitulation signal.
Unlock the price history · AED 199 / mo
Every cut event · area median overlay · CSV export
V · COMPARABLES
AL SHAMKHA · 4BR · ACTIVEVALUE · 16 COMPS
VALUE HEADLINE
AED 34 /sqft-11%
vs area median AED 38 /sqft · 15 comps
RANK
4 / 16
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 15 LISTINGS
MORE EXPENSIVE /SQFT
11
73% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 210K6,22134———Hot Deal | Brand New Home | 750 SQM | Fay AlreemanAED 230K8,07228——-18%Family Villa | 5BR + Maid | 2 Majlis | Big GardenAED 250K8,07331−2.0%—-9%Single Row | Spacious Plot | Ready to MoveAED 230K7,20032——-6%Single Row | First Tennent | 3MBR+M| Patio&ParkingAED 200K5,85634——0%Ready to Move | Prime Location | Inquire NowAED 190K5,48935——+3%TAKEAWAYOf 15 comparables, 11 are more expensive per sqft. The 4 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export