Drops · Realestate · Abu Dhabi · Al Reem IslandBackPENTHOUSE99

3-BED PENTHOUSE VISTA 3

3BR + 3BA · 1,692 sqft · Vista 3

★ Golden VisaVerified 5d ago

Now

AED 2.40M

Open on PropertyFinder

AED 1,418

Price / sqft

−4% vs area median

1,692 sqft

Built-up area

3BR + 3BA

24d

On market

vs 113d median

AED 12,371

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 24 days ago and priced 4% below comparable Al Reem Island listings.

How do these scores work?

HEADLINE · COMPOSITE

SCORE BREAKDOWN

Awaiting first price event to compute score.

Insider unlocks the four evidence rows below.

BELOW MEDIAN · −4%

−4%

AED 1,418/sqft vs area median 1,808/sqft. See 51 comps ↓

51 ACTIVE COMPS IN AL REEM ISLAND

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

51 comps · 3× daily

BENCHMARK

Al Reem Island, last 180d

REFRESH

3× daily

IV · CASHFLOW

UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · 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 12K

vs AED 12K at pre-drop price (AED 2.40M) · See cuts ↓

DOWN PAYMENT

AED 480K

20% of price

DLD FEE

AED 96K

4% of price

MORTGAGE REG

AED 5K

0.25% loan + 290

CASH TO CLOSE

AED 581K

Day-one out-of-pocket

LOAN AMOUNT

AED 1.92M

25y · 6.00%

TOTAL INTEREST

AED 1.79M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 12K

/ mo · ~6% gross yield

BUY · NOW

AED 12K

+AED 371 / 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 RATES

If rates climb to 8%, your payment grows by ~AED 2K/mo.

V · COMPARABLES

AL REEM ISLAND · 3BR · ACTIVE

VALUE · 9 COMPS

VALUE HEADLINE

AED 1,418 /sqft-22%

vs area median AED 1,808 /sqft · 8 comps

RANK

3 / 9

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 8 LISTINGS

MORE EXPENSIVE /SQFT

75% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 2.40M1,6921,418———LOW PREMIUM · High Floor 2BR+M · Closed KitchenAED 3.00M2,8641,047——-26%Super-Hot Deal: Perfect 3BHK Duplex in Prime LocationAED 3.60M2,7981,287——-9%Mangrove View · High Floor 3BR · High End FacilitiesAED 2.85M1,7941,589——+12%Full Sea View · 2 Balconies · 2 BR + Maid RoomAED 2.65M1,6611,595——+12%Community View · Waterfront Living I Best LocationAED 4.70M2,6001,808——+28%

TAKEAWAYOf 8 comparables, 6 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

AL REEM ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D

STABLE

→ 1

PRICE CUTS · AL REEM ISLAND · PROPERTY · 1 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 2.50MThis: AED 2.40M · -4%

AVG DOM

113d

THIS: 24D · −89D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Al Reem Island

Browse

3-BED PENTHOUSE VISTA 3

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 9 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES