1-BED APARTMENT AL MARYAH VISTA
1BR + 1BA · 530 sqft · Al Maryah Vista
▼ −0.9%Verified 2d ago
4-day history
II · THE THESIS
DEAL SCORE 35 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 8d ago and priced 43% below comparable Al Maryah Island listings. Fair offer band: AED 1.06M–AED 1.11M.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
2
4
20
9
Drop % 2/35
Negotiability 4/25
Below median 20/20
Confidence 9/10
Insider unlocks the four evidence rows below.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
14 ACTIVE COMPS IN AL MARYAH ISLAND
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
14 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Al Maryah Island, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −0.9% · −-10KPRICE ACTION · 2 DAYS
AskingArea median 2.0MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D2
was AED 1.15M → AED 1.14M
2d after listing
−0.9%
-AED 10K
TOTAL · 2D
−0.9%
-AED 10K
NARRATIVESingle cut of 0.9% — 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 6K−AED 52 / mo
vs AED 6K at pre-drop price (AED 1.15M) · See cuts ↓
DOWN PAYMENT
AED 228K
20% of price
DLD FEE
AED 46K
4% of price
MORTGAGE REG
AED 3K
0.25% loan + 290
CASH TO CLOSE
AED 276K
Day-one out-of-pocket
LOAN AMOUNT
AED 912K
25y · 6.00%
TOTAL INTEREST
AED 851K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 6K
/ mo · ~6% gross yield
BUY · NOW
AED 6K
+AED 176 / 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 MARYAH ISLAND · 1BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 2,151 /sqft-8%
vs area median AED 2,346 /sqft · 6 comps
RANK
3 / 7
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
4
67% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.14M5302,151———Largest Terrace · balcony 1BHK in Almaryah VistaAED 1.15M6801,687——-22%Fully Furnished · Canal ViewAED 1.47M7681,914——-11%Mid Floor · Junior 1 BR · Water ViewsAED 1.15M5292,174——+1%Astounding Canal View · Fully Furnished Unit High FloorAED 800K3412,346——+9%Fully Furnished · BalconyAED 1.27M5272,419——+12%TAKEAWAYOf 6 comparables, 4 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
VI · AREA INTEL
AL MARYAH ISLAND · ACTIVE COMPS