3-BED TOWNHOUSE NOYA VIVA
3BR + 4BA · 1,816 sqft
Rent · per year▼ −2.6%Verified 6d ago
19-day history
II · THE THESIS
DEAL SCORE 26 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 19d ago and priced 9% below comparable Noya Viva listings. Fair offer band: AED 172K–AED 179K.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
5
6
6
9
Drop % 5/35
Negotiability 6/25
Below median 6/20
Confidence 9/10
Insider unlocks the four evidence rows below.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
6 ACTIVE COMPS IN NOYA VIVA
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
6 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Noya Viva, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −2.6% · −-5KPRICE ACTION · 3 DAYS
AskingArea median 0.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D3
was AED 190K → AED 185K
3d after listing
−2.6%
-AED 5K
TOTAL · 3D
−2.6%
-AED 5K
NARRATIVESingle cut of 2.6% — early signal that the seller is testing the market.
Unlock the price history · AED 199 / mo
Every cut event · area median overlay · CSV export
V · COMPARABLES
NOYA VIVA · 3BR · ACTIVEVALUE · 5 COMPS
VALUE HEADLINE
AED 102 /sqft+12%
vs area median AED 91 /sqft · 4 comps
RANK
4 / 5
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 4 LISTINGS
MORE EXPENSIVE /SQFT
1
25% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 185K1,816102———Ready To Move In · Nicely Landscaped · 4BR VillaAED 240K3,39071——-30%√ EXCLUSIVE · CORNER · Vacant · Plot √AED 195K2,61974——-27%Single Row · End Unit · Private Community ExitAED 210K2,30091——-11%READY TO MOVE · GATED COMMUNITYAED 170K1,334127——+25%TAKEAWAYOf 4 comparables, 1 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
VI · AREA INTEL
NOYA VIVA · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 3↑2 vs prior 30d
PRICE CUTS · NOYA VIVA · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 203KThis: AED 185K · -9%
AVG DOM
14d
THIS: 19D · +5D
ACTIVE COMPS
6
listings in segment
SIMILAR INVENTORY
Browse drops in Noya Viva