Drops · Realestate · Abu Dhabi · Noya 1BackSRIS-R-5207418
2-BED TOWNHOUSE NOYA 1
2BR + 3BA · 1,816 sqft
Rent · per year▼ −8.1%Verified 23h ago
16-day history
II · THE THESIS
DEAL SCORE 38 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 16d ago and priced 13% below comparable Noya 1 listings. Fair offer band: AED 158K–AED 165K.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
14
6
9
9
Drop % 14/35
Negotiability 6/25
Below median 9/20
Confidence 9/10
Insider unlocks the four evidence rows below.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
11 ACTIVE COMPS IN NOYA 1
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
Noya 1, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −8.1% · −-15KPRICE ACTION · 13 DAYS
AskingArea median 0.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D13
was AED 185K → AED 170K
13d after listing
−8.1%
-AED 15K
TOTAL · 13D
−8.1%
-AED 15K
NARRATIVESingle cut of 8.1% — early signal that the seller is testing the market.
Unlock the price history · AED 199 / mo
Every cut event · area median overlay · CSV export
V · COMPARABLES
NOYA 1 · 2BR · ACTIVEVALUE · 9 COMPS
VALUE HEADLINE
AED 94 /sqft-15%
vs area median AED 110 /sqft · 8 comps
RANK
2 / 9
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 8 LISTINGS
MORE EXPENSIVE /SQFT
6
75% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 170K1,81694———Single Row · Balcony · Flexible PaymentsAED 170K1,82193——-1%Vacant · 2BR Villa · LifestylieAED 170K1,81694——0%3BR+Maid Townhouse · NoyaAED 190K1,816105——+12%SINGLE ROW · 3BR +Maids · Private Yard · Open ViewAED 195K1,816107——+14%Upcoming Family 3BR+Maid · Near Playground · YasAED 200K1,819110——+17%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
NOYA 1 · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 5↑4 vs prior 30d
PRICE CUTS · NOYA 1 · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 195KThis: AED 170K · -13%
AVG DOM
11d
THIS: 16D · +5D
ACTIVE COMPS
11
listings in segment
SIMILAR INVENTORY
Browse drops in Noya 1