Drops · Realestate · Abu Dhabi · Noya 1BackBH-S-290402-1
3BR TOWNHOUSE NOYA 1
3BR + 4BA · 2,300 sqft
★ Golden VisaVerified 2h ago
Now
AED 3.95M
AED 1,717
Price / sqft
2,300 sqft
Built-up area
3BR + 4BA
0d
On market
vs 21d median
AED 20,360
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
7 comps · 3× daily
BENCHMARK
Noya 1, last 180d
REFRESH
3× daily
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
AED 20K
vs AED 20K at pre-drop price (AED 3.95M) · See cuts ↓
DOWN PAYMENT
AED 790K
20% of price
DLD FEE
AED 158K
4% of price
MORTGAGE REG
AED 8K
0.25% loan + 290
CASH TO CLOSE
AED 956K
Day-one out-of-pocket
LOAN AMOUNT
AED 3.16M
25y · 6.00%
TOTAL INTEREST
AED 2.95M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 20K
/ mo · ~6% gross yield
BUY · NOW
AED 20K
+AED 610 / 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 ~AED 4K/mo.
V · COMPARABLES
NOYA 1 · 3BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 1,717 /sqft-18%
vs area median AED 2,093 /sqft · 6 comps
RANK
1 / 7
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
5
83% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.95M2,3001,717———Upgraded · Smart Home · Landscaped GardenAED 3.95M2,3001,717——0%Single Row Corner · FurnishedAED 4.00M2,3001,739——+1%3BR+Maid · For FamiliesAED 3.80M1,8162,093——+22%3BR + M · Ready to Move In · VacantAED 3.80M1,8162,093——+22%√ HOT DEAL! Single Row End Unit · TENANTED √AED 3.75M1,7872,098——+22%TAKEAWAYOf 6 comparables, 5 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
VI · AREA INTEL
NOYA 1 · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
STABLE→ 1
PRICE CUTS · NOYA 1 · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 3.90MThis: AED 3.95M · +1%
AVG DOM
21d
THIS: 0D · −21D
ACTIVE COMPS
7
listings in segment
SIMILAR INVENTORY
Browse drops in Noya 1