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LUXURY 5BR VILLA GATED COMMUNITY · SUNSET VALLEY

5BR + 6BA · 13,000 sqft

▼ −6.7%★ Golden VisaVerified 60d ago

Now

AED 12.60M

was 13.50M−900K · −6.7%
Open on PropertyFinder

76-day history

AED 969

Price / sqft

13,000 sqft

Built-up area

5BR + 6BA

145d

On market

vs 14d median

AED 64,946

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 33 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
33/ 100
Fair deal

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN · 33 PTS
12
12
9
Drop % 12/35
Negotiability 12/25
Confidence 9/10

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

02
MOTIVATION · 40
40
1 cut · 145d on market · Price evidence ↓
ListedD0−7%D0+0d
VELOCITY MEDIUM·LATEST CUT −7%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer AED 11.72M – AED 12.22M. Request a callback ↓
ASKSUGGESTED OFFERAED 12.22MAED 11.72MAED 12.60Mlow AED 9.45M
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
35 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Reem Hills, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −6.7% · −-900K

PRICE ACTION · 0 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
4.6M7.8M11.0M14.2MAREA MEDIAN · 4.8M−7%
AskingArea median 4.8MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D0
was AED 13.50M → AED 12.60M
0d after listing
−6.7%
-AED 900K
TOTAL · 0D
−6.7%
-AED 900K
NARRATIVESingle cut of 6.7% — 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 ASSUMPTIONS

MORTGAGE · RENT · BREAK-EVEN

YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE Central Bank caps residential mortgages at 25 years tenor and 80% LTV for residents on a first home (≤AED 5M). Drag the sliders to model your own assumptions — actual rates vary by bank and profile.
MONTHLY · NOW
AED 65K−AED 5K / mo

vs AED 70K at pre-drop price (AED 13.50M) · See cuts ↓

DOWN PAYMENT
AED 2.52M
20% of price
DLD FEE
AED 504K
4% of price
MORTGAGE REG
AED 25K
0.25% loan + 290
CASH TO CLOSE
AED 3.05M
Day-one out-of-pocket
LOAN AMOUNT
AED 10.08M
25y · 6.00%
TOTAL INTEREST
AED 9.40M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 24K
/ mo · ~6% gross yield
BUY · NOW
AED 65K
+AED 41K / 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 RATES
53.2k64.9k77.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 13K/mo.

V · COMPARABLES
REEM HILLS · 5BR · ACTIVE

VALUE · 17 COMPS

VALUE HEADLINE
AED 969 /sqft-34%

vs area median AED 1,467 /sqft · 16 comps

RANK
1 / 17
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
5.4M15.8M26.3M3,08812,11021,132SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 9699692,000
BREAKDOWN · 16 LISTINGS
MORE EXPENSIVE /SQFT
16
100% of comps
CHEAPER /SQFT
0
See table
MEDIAN DOM
16d
this listing: 76d
NEW THIS WEEK
5
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 12.60M13,000969—76d—Single Row 6BR+M|Minimal Design|Pool|Garden ViewAED 18.75M16,1881,158—16d+20%Single Row 5BR+Maids | Standalone Villa | Zen TypeAED 13.80M11,1191,241−4.1%19d+28%Sea View | Large Plot | Genuine ResaleAED 25.00M20,1261,242—6d+28%Single Row | End Unit | Minimal Type | Own it!AED 20.00M15,8691,260—24d+30%Prime Location | 6BR Villa Min | Ready June 2026AED 22.50M17,4301,291−8.2%77d+33%
TAKEAWAYOf 16 comparables, 16 are more expensive per sqft.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
REEM HILLS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1860↑1051 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 4.80MThis: AED 12.60M · +163%
MINMEDIANMAX
AVG DOM
14d
THIS: 145D · +131D
ACTIVE COMPS
35
listings in segment
SIMILAR INVENTORY
Browse drops in Reem Hills
Browse
VII · TRUST & ACTION
DATA ATTESTED · 31 MAR, 14:31

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · MCP-PROP62260
Last verified
60d ago
31 Mar, 14:31
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN REEM HILLS · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−1%SCORE 44
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AED 3.83M
AED 3.85M
PRICE TRAJECTORY
SCORE 25
Single Row Corner | Perfect Location | Family Home
VILLA · AL SHAMKHA
AED 5.10M
ACTIVE LISTING
SCORE 25
Premium Villa| 4BR+M+S+Roof Terrace| Invest Today
VILLA · REEM HILLS
AED 6.50M
ACTIVE LISTING
SCORE 25
Luxury 5BR Villa | Garden+Yard | Reeman 1
VILLA · AL SHAMKHA
AED 4.50M
ACTIVE LISTING
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