3-BED TOWNHOUSE REEM TOWNHOUSES
3BR + 3BA · 2,023 sqft · Reem Townhouses
▼ −6.1%★ Golden VisaVerified 3d ago
16-day history
II · THE THESIS
DEAL SCORE 26 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 16d ago. Fair offer band: AED 2.88M–AED 3.01M.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
11
6
9
Drop % 11/35
Negotiability 6/25
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
11 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Town Square, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −6.1% · −-200KPRICE ACTION · 12 DAYS
AskingArea median 2.9MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D12
was AED 3.30M → AED 3.10M
12d after listing
−6.1%
-AED 200K
TOTAL · 12D
−6.1%
-AED 200K
NARRATIVESingle cut of 6.1% — 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 16K−AED 1K / mo
vs AED 17K at pre-drop price (AED 3.30M) · See cuts ↓
DOWN PAYMENT
AED 620K
20% of price
DLD FEE
AED 124K
4% of price
MORTGAGE REG
AED 6K
0.25% loan + 290
CASH TO CLOSE
AED 750K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.48M
25y · 6.00%
TOTAL INTEREST
AED 2.31M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 16K
/ mo · ~6% gross yield
BUY · NOW
AED 16K
+AED 479 / 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 3K/mo.
V · COMPARABLES
TOWN SQUARE · 3BR · ACTIVEVALUE · 11 COMPS
VALUE HEADLINE
AED 1,532 /sqft+7%
vs area median AED 1,434 /sqft · 10 comps
RANK
9 / 11
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 10 LISTINGS
MORE EXPENSIVE /SQFT
2
20% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.10M2,0231,532———and Spacious 3BR TH · VacantAED 2.60M2,0541,266——-17%Vacant on Transfer · Close to AmenitiesAED 2.65M2,0311,305——-15%Smart InvestmentAED 2.70M2,0131,341——-12%4BR + MAID · SHAMS TOWNHOUSES · TOWN SQUAREAED 3.85M2,7111,420——-7%Type One · Close to SchoolsAED 2.90M2,0251,432——-7%TAKEAWAYOf 10 comparables, 2 are more expensive per sqft. The 8 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export