Drops · Realestate · Abu Dhabi · Al GhadeerBackGTWQXCWYJC77MVKVDNH0A6SAMW
2-BED TOWNHOUSE WATERFALL DISTRICT
2BR + 3BA · 1,276 sqft · Waterfall District
▼ −3.4%Verified 14h ago
14-day history
II · THE THESIS
DEAL SCORE 19 / 100WHY THIS IS A DEAL
BOTTOM LINE
Below average — seller has made 1 cut since listing 14d ago. Fair offer band: AED 1.30M–AED 1.36M.
01
HEADLINE · COMPOSITE
Below average
SCORE BREAKDOWN
6
4
9
Drop % 6/35
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
11 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Al Ghadeer, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −3.4% · −-50KPRICE ACTION · 13 DAYS
AskingArea median 1.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D13
was AED 1.45M → AED 1.40M
13d after listing
−3.4%
-AED 50K
TOTAL · 13D
−3.4%
-AED 50K
NARRATIVESingle cut of 3.4% — 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 7K−AED 258 / mo
vs AED 7K at pre-drop price (AED 1.45M) · See cuts ↓
DOWN PAYMENT
AED 280K
20% of price
DLD FEE
AED 56K
4% of price
MORTGAGE REG
AED 3K
0.25% loan + 290
CASH TO CLOSE
AED 339K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.12M
25y · 6.00%
TOTAL INTEREST
AED 1.04M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 7K
/ mo · ~6% gross yield
BUY · NOW
AED 7K
+AED 216 / 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 1K/mo.
V · COMPARABLES
AL GHADEER · 2BR · ACTIVEVALUE · 11 COMPS
VALUE HEADLINE
AED 1,097 /sqft-6%
vs area median AED 1,162 /sqft · 10 comps
RANK
4 / 11
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 10 LISTINGS
MORE EXPENSIVE /SQFT
7
70% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.40M1,2761,097———2 Bedroom · Terrace Apartment · Available For SaleAED 925K1,143809——-26%POOL VIEW · TURNKEY 2BRAED 940K1,047898——-18%Terraced Apartment · Corner Unit · Pool ViewAED 860K915940——-14%Unit I Cozy Living I Great CommunityAED 1.20M1,0561,136——+4%Fully Furnished · Ready To Move In · Own ItAED 1.60M1,4051,139——+4%TAKEAWAYOf 10 comparables, 7 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