Drops · Realestate · Abu Dhabi · Al Jubail IslandBackPL-38535

5BR VILLA SEEF AL JUBAIL

5BR + 7BA · 13,361 sqft · Seef Al Jubail

▼ −12.2%Dropped 2×Verified 2h ago

Now

AED 610K

was 695K−85K · −12.2%

Cuts every ~27d · next-cut window open

126-day history · 2 cuts

−65dToday

Open on PropertyFinder

126-day history · 2 cuts

🔄Relisted — this listing was removed and reappeared (last: 20 Apr)

II · THE THESIS

DEAL SCORE 48 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 48/100 (Good opportunity) because seller has made 2 cuts over 27 days. A fair offer band sits AED 537K–AED 580K.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Good opportunity

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

SCORE BREAKDOWN · 48 PTS

Drop % 11/35

Negotiability 18/25

Confidence 9/10

Relist signal 10/10

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

MOTIVATION · 75

2 cuts in 27d · 255d on market · Price evidence ↓

VELOCITY HIGH·MOST RECENT CUT −6%

NEGOTIABILITY · HIGH

HIGH

Suggested offer AED 537K – AED 580K. Find a specialist ↓

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

59 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Jubail Island, last 180d

REFRESH

Hourly

III · THE EVIDENCE

2 CUTS · −12.2% · −-85K

PRICE ACTION · 64 DAYS

PRICE / TIME

Y: AED · X: days since listed · Envelope: median ±8%

AED USD EUR

AskingArea median 0.5MExpected rangeCut event

CUT-BY-CUT · 2 EVENTS

D37

was AED 695K → AED 650K

37d after listing

−6.5%

-AED 45K

D64

was AED 650K → AED 610K

27d after previous cut

−6.2%

-AED 40K

TOTAL · 64D

−12.2%

-AED 85K

NARRATIVESeller has cut 2 times in 27 days — an unusually fast cadence for this segment. Latest cut (6.2%) is a clear capitulation signal.

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 3K−AED 438 / mo

vs AED 4K at pre-drop price (AED 695K) · See cuts ↓

DOWN PAYMENT

AED 122K

20% of price

DLD FEE

AED 24K

4% of price

MORTGAGE REG

AED 2K

0.25% loan + 290

CASH TO CLOSE

AED 148K

Day-one out-of-pocket

LOAN AMOUNT

AED 488K

25y · 6.00%

TOTAL INTEREST

AED 455K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 3K

/ mo · ~6% gross yield

BUY · NOW

AED 3K

+AED 644 / 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

If rates climb to 8%, your payment grows by ~AED 622/mo.

V · COMPARABLES

AL JUBAIL ISLAND · 5BR · ACTIVE

VALUE · 32 COMPS

VALUE HEADLINE

AED 46 /sqft-44%

vs area median AED 82 /sqft · 31 comps

RANK

4 / 32

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 31 LISTINGS

MORE EXPENSIVE /SQFT

87% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 31 comparables, 27 are more expensive per sqft. The 4 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

5BR VILLA SEEF AL JUBAIL

WHY THIS IS A DEAL

PRICE ACTION · 64 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 32 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES