5-BED VILLA ALREEMAN II
5BR + 7BA · 8,073 sqft · Alreeman II
Rent · per year▼ −4.3%Verified 22h ago
9-day history
II · THE THESIS
DEAL SCORE 21 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 9d ago. Fair offer band: AED 205K–AED 213K.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
8
4
9
Drop % 8/35
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
27 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Al Shamkha, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −4.3% · −-10KPRICE ACTION · 1 DAYS
AskingArea median 0.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D1
was AED 230K → AED 220K
1d after listing
−4.3%
-AED 10K
TOTAL · 1D
−4.3%
-AED 10K
NARRATIVESingle cut of 4.3% — 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
AL SHAMKHA · 5BR · ACTIVEVALUE · 14 COMPS
VALUE HEADLINE
AED 27 /sqft-13%
vs area median AED 31 /sqft · 13 comps
RANK
3 / 14
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
11
85% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 220K8,07327———0% Commission · Ready to Move · Expansive HomeAED 280K11,28925——-7%Ready to Move · 0% CommissionAED 280K11,28925——-7%And Brand New 5BR Family Villa · Al ShamkhaAED 230K8,07228——+4%Near School · Brand New 4BR Corner Unit · ShamkhaAED 220K7,74728——+4%5BR + OFFICE · 750 SQM PLOT · SINGLE ROWAED 230K8,07328——+4%TAKEAWAYOf 13 comparables, 11 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