Drops · Realestate · Dubai · Al ReemBackES-1010900
3-BED VILLA AL REEM 1
3BR + 3BA · 2,744 sqft · Al Reem 1
▼ −1.8%★ Golden VisaVerified 5d ago
11-day history
II · THE THESIS
DEAL SCORE 16 / 100WHY THIS IS A DEAL
BOTTOM LINE
Below average — seller has made 1 cut since listing 20d ago and priced 2% below comparable Al Reem listings. Fair offer band: AED 4.98M–AED 5.19M.
01
HEADLINE · COMPOSITE
Below average
SCORE BREAKDOWN
3
4
9
Drop % 3/35
Negotiability 4/25
Confidence 9/10
Insider unlocks the four evidence rows below.
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
7 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Al Reem, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −1.8% · −-100KPRICE ACTION · 2 DAYS
AskingArea median 5.5MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D2
was AED 5.45M → AED 5.35M
2d after listing
−1.8%
-AED 100K
TOTAL · 2D
−1.8%
-AED 100K
NARRATIVESingle cut of 1.8% — 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 28K−AED 515 / mo
vs AED 28K at pre-drop price (AED 5.45M) · See cuts ↓
DOWN PAYMENT
AED 1.07M
20% of price
DLD FEE
AED 214K
4% of price
MORTGAGE REG
AED 11K
0.25% loan + 290
CASH TO CLOSE
AED 1.29M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.28M
25y · 6.00%
TOTAL INTEREST
AED 3.99M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 27K
/ mo · ~6% gross yield
BUY · NOW
AED 28K
+AED 826 / 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 5K/mo.
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ES-1010900
Last verified
…
07 Oct, 05:21
Freshness
3× daily
8h scan window
Method
Direct scrape
Reference-keyed
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