Drops · Realestate · Abu Dhabi · Al ShamkhaBackLINKHOME-FR-003
3-BED VILLA FAY AL REEMAN II
3BR + 5BA · 5,487 sqft · Fay Al Reeman II
▼ −1.3%★ Golden VisaVerified 14h ago
18-day history
II · THE THESIS
DEAL SCORE 22 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 18d ago and priced 11% below comparable Al Shamkha listings. Fair offer band: AED 3.44M–AED 3.59M.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
2
4
7
9
Drop % 2/35
Negotiability 4/25
Below median 7/20
Confidence 9/10
Insider unlocks the four evidence rows below.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
56 ACTIVE COMPS IN AL SHAMKHA
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
56 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Al Shamkha, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −1.3% · −-50KPRICE ACTION · 7 DAYS
AskingArea median 4.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D7
was AED 3.75M → AED 3.70M
7d after listing
−1.3%
-AED 50K
TOTAL · 7D
−1.3%
-AED 50K
NARRATIVESingle cut of 1.3% — 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 19K−AED 258 / mo
vs AED 19K at pre-drop price (AED 3.75M) · See cuts ↓
DOWN PAYMENT
AED 740K
20% of price
DLD FEE
AED 148K
4% of price
MORTGAGE REG
AED 8K
0.25% loan + 290
CASH TO CLOSE
AED 896K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.96M
25y · 6.00%
TOTAL INTEREST
AED 2.76M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 19K
/ mo · ~6% gross yield
BUY · NOW
AED 19K
+AED 571 / 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
AL SHAMKHA · 3BR · ACTIVEVALUE · 24 COMPS
VALUE HEADLINE
AED 674 /sqft-16%
vs area median AED 802 /sqft · 23 comps
RANK
2 / 24
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 23 LISTINGS
MORE EXPENSIVE /SQFT
22
96% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.70M5,487674———CORNER · Single Row · MortgageableAED 4.65M6,932671——0%Single Row · Light · Standard · Hottest DealAED 3.75M5,489683——+1%4BR · Single Row · Corner VillaAED 4.79M6,932691——+3%Single Row · Brand NewAED 4.20M6,038696——+3%Vacant · 4BR Villa · Serene LifestyleAED 4.20M6,038696——+3%TAKEAWAYOf 23 comparables, 22 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