Drops · Realestate · Abu Dhabi · Al ShamkhaBackNAT-AUH-S-34336-PF-AUH-A
STUDIO REEMAN LIVING II
285 sqft · Reeman Living II
▼ −3.3%Verified 3d ago
26-day history
II · THE THESIS
DEAL SCORE 42 / 100WHY THIS IS A DEAL
BOTTOM LINE
Good opportunity — seller has made 1 cut since listing 45d ago and priced 86% below comparable Al Shamkha listings. Fair offer band: €136K–€142K.
01
HEADLINE · COMPOSITE
Good opportunity
SCORE BREAKDOWN
6
7
20
9
Drop % 6/35
Negotiability 7/25
Below median 20/20
Confidence 9/10
Insider unlocks the four evidence rows below.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
56 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
56 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Al Shamkha, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −3.3% · −-€5KPRICE ACTION · 1 DAYS
AskingArea median 4.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D1
was €151K → €146K
1d after listing
−3.3%
-€5K
TOTAL · 1D
−3.3%
-€5K
NARRATIVESingle cut of 3.3% — 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 ASSUMPTIONSMORTGAGE · RENT · BREAK-EVEN
YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders
MONTHLY · NOW
€753−€26 / mo
vs €779 at pre-drop price (€151K) · See cuts ↓
DOWN PAYMENT
€29K
20% of price
DLD FEE
€6K
4% of price
MORTGAGE REG
€365
0.25% loan + 290
CASH TO CLOSE
€35K
Day-one out-of-pocket
LOAN AMOUNT
€117K
25y · 6.00%
TOTAL INTEREST
€109K
Over full term
RENT VS BUY
RENT · ESTIMATE
€730
/ mo · ~6% gross yield
BUY · NOW
€753
+€23 / 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 RATESIf rates climb to 8%, your payment grows by ~€149/mo.
V · COMPARABLES
AL SHAMKHA · ACTIVEVALUE · 13 COMPS
VALUE HEADLINE
AED 2,035 /sqft+26%
vs area median AED 1,619 /sqft · 12 comps
RANK
12 / 13
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 12 LISTINGS
MORE EXPENSIVE /SQFT
1
8% of comps
CHEAPER /SQFT
11
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€146K2852,035———Low Floor · Ready€183K4841,498−3.3%—-26%1BR · Full Amenities€185K4841,519——-25%Hot Deal | Modern Layout | Price Negotiable€189K4851,546——-24%1BR · Community View€190K4841,560——-23%Highest Floor · Corner Unit · Brand New€196K4841,612——-21%TAKEAWAYOf 12 comparables, 1 are more expensive per sqft. The 11 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export