3-BED VILLA AMARANTA 2
3BR + 4BA · 1,755 sqft · Amaranta 2
▼ −1.9%★ Golden VisaVerified 22h ago
12-day history
II · THE THESIS
DEAL SCORE 23 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 12d ago and priced 10% below comparable Amaranta listings. Fair offer band: AED 2.42M–AED 2.52M.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
3
4
7
9
Drop % 3/35
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
11 ACTIVE COMPS IN AMARANTA
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
Amaranta, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −1.9% · −-50KPRICE ACTION · 9 DAYS
AskingArea median 2.9MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D9
was AED 2.65M → AED 2.60M
9d after listing
−1.9%
-AED 50K
TOTAL · 9D
−1.9%
-AED 50K
NARRATIVESingle cut of 1.9% — 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 13K−AED 258 / mo
vs AED 14K at pre-drop price (AED 2.65M) · See cuts ↓
DOWN PAYMENT
AED 520K
20% of price
DLD FEE
AED 104K
4% of price
MORTGAGE REG
AED 5K
0.25% loan + 290
CASH TO CLOSE
AED 629K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.08M
25y · 6.00%
TOTAL INTEREST
AED 1.94M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 13K
/ mo · ~6% gross yield
BUY · NOW
AED 13K
+AED 401 / 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
AMARANTA · 3BR · ACTIVEVALUE · 11 COMPS
VALUE HEADLINE
AED 1,481 /sqft-10%
vs area median AED 1,638 /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 2.60M1,7551,481———Corner 4BR + Maid’s · Single row · Near the parkAED 3.30M2,4901,325——-11%Family Friendly · Green AreaAED 2.40M1,7301,387——-6%Close to Mall · Near PoolAED 2.48M1,6981,458——-2%3 Bedroom Single Row TownhouseAED 2.90M1,8211,593——+8%Single Row · Vacant · LandscapedAED 2.77M1,7321,599——+8%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