Drops · Realestate · Abu Dhabi · Noya 1BackCAPITALAVE-92973-2
4-BED VILLA NOYA 1
4BR + 3BA · 2,197 sqft
Rent · per year▼ −6.0%Dropped 2×Verified 3d ago
Rent · now
AED 235K/ yr
was 250K−15K · −6.0%
Cuts every ~1d · next-cut window open
8-day history · 2 cuts
8-day history · 2 cuts
II · THE THESIS
DEAL SCORE 22 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 2 cuts since listing 8d ago. Fair offer band: AED 219K–AED 228K.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
4
9
9
Drop % 4/35
Negotiability 9/25
Confidence 9/10
Insider unlocks the four evidence rows below.
02
VELOCITY MEDIUM·MOST RECENT CUT −2%
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
Noya 1, last 180d
REFRESH
3× daily
III · THE EVIDENCE
2 CUTS · −6.0% · −-15KPRICE ACTION · 5 DAYS
AskingArea median 0.2MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D5
was AED 250K → AED 240K
5d after listing
−4.0%
-AED 10K
D5
was AED 240K → AED 235K
0d after previous cut
−2.1%
-AED 5K
TOTAL · 5D
−6.0%
-AED 15K
NARRATIVESeller has cut 2 times in 1 days — an unusually fast cadence for this segment. Latest cut (2.1%) is a clear capitulation signal.
Unlock the price history · AED 199 / mo
Every cut event · area median overlay · CSV export
V · COMPARABLES
NOYA 1 · 4BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 107 /sqft-3%
vs area median AED 110 /sqft · 6 comps
RANK
3 / 7
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
3
50% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 235K2,197107———Single Row · Pool Behind · Standalone VillaAED 255K3,39075——-30%3BR+Maid Townhouse · NoyaAED 190K1,816105——-2%SINGLE ROW · 3BR +Maids · Private Yard · Open ViewAED 195K1,816107——0%Upcoming Family 3BR+Maid · Near Playground · YasAED 200K1,819110——+3%√ HOT! Ready to Move · DR Mid · Location √AED 200K1,816110——+3%TAKEAWAYOf 6 comparables, 3 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
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 235K · +21%
AVG DOM
11d
THIS: 8D · −3D
ACTIVE COMPS
11
listings in segment
SIMILAR INVENTORY
Browse drops in Noya 1