Drops · Realestate · Abu Dhabi · RabdanBackALZAEEM-20203734
4-BED VILLA MANGROVE VILLAGE
4BR + 5BA · 3,575 sqft · Mangrove Village
▼ −3.4%★ Golden VisaVerified 2d ago
27-day history
II · THE THESIS
DEAL SCORE 40 / 100WHY THIS IS A DEAL
BOTTOM LINE
Good opportunity — seller has made 1 cut since listing 27d ago and priced 37% below comparable Rabdan listings. Fair offer band: AED 4.00M–AED 4.17M.
01
HEADLINE · COMPOSITE
Good opportunity
SCORE BREAKDOWN
6
5
20
9
Drop % 6/35
Negotiability 5/25
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
17 ACTIVE COMPS IN RABDAN
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
17 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Rabdan, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −3.4% · −-150KPRICE ACTION · 18 DAYS
AskingArea median 6.8MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D18
was AED 4.45M → AED 4.30M
18d after listing
−3.4%
-AED 150K
TOTAL · 18D
−3.4%
-AED 150K
NARRATIVESingle cut of 3.4% — 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
AED 22K−AED 773 / mo
vs AED 23K at pre-drop price (AED 4.45M) · See cuts ↓
DOWN PAYMENT
AED 860K
20% of price
DLD FEE
AED 172K
4% of price
MORTGAGE REG
AED 9K
0.25% loan + 290
CASH TO CLOSE
AED 1.04M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.44M
25y · 6.00%
TOTAL INTEREST
AED 3.21M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 22K
/ mo · ~6% gross yield
BUY · NOW
AED 22K
+AED 664 / 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
RABDAN · 4BR · ACTIVEVALUE · 17 COMPS
VALUE HEADLINE
AED 1,203 /sqft-25%
vs area median AED 1,603 /sqft · 16 comps
RANK
4 / 17
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 16 LISTINGS
MORE EXPENSIVE /SQFT
13
81% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.30M3,5751,203———5BR Villa · Private Beach · No CommissionAED 5.00M5,890849——-29%Massive 5BR Villa · Private Beach · AmenitiesAED 5.00M5,890849——-29%High ResaleAED 5.00M5,735872——-28%5 Bedrooms Corner Villa Large Garden , one of oneAED 7.50M5,9001,271——+6%5BR · Private Pool · For ExpatsAED 6.80M5,3491,271——+6%TAKEAWAYOf 16 comparables, 13 are more expensive per sqft. The 3 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export