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SPACIOUS 4BR TH PREMIUM FACILITIES · PRIME AREA

4BR + 5BA · 3,920 sqft

▼ −8.3%★ Golden VisaDropped 2×Verified 74d ago

Now

AED 5.50M

was 6.00M−500K · −8.3%
Open on PropertyFinder

86-day history · 2 cuts

AED 1,403

Price / sqft

3,920 sqft

Built-up area

4BR + 5BA

116d

On market

vs 14d median

AED 28,349

Mortgage est.

25y · 6% · 20% down

2× / 9d

Drop velocity

Accelerating

II · THE THESIS
DEAL SCORE 37 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
37/ 100
Fair deal

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

SCORE BREAKDOWN · 37 PTS
12
16
9
Drop % 12/35
Negotiability 16/25
Confidence 9/10

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

02
MOTIVATION · 65
65
2 cuts in 9d · 116d on market · Price evidence ↓
ListedD0−2%D0+0d−7%D8+8d
VELOCITY HIGH·LATEST CUT −7%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer AED 4.84M – AED 5.22M. Request a callback ↓
ASKSUGGESTED OFFERAED 5.22MAED 4.84MAED 5.50Mlow AED 4.13M
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
2 CUTS · −8.3% · −-500K

PRICE ACTION · 8 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
4.6M5.1M5.7M6.2MAREA MEDIAN · 4.8M−2%−7%
AskingArea median 4.8MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D0
was AED 6.00M → AED 5.90M
0d after listing
−1.7%
-AED 100K
D8
was AED 5.90M → AED 5.50M
9d after previous cut
−6.8%
-AED 400K
TOTAL · 8D
−8.3%
-AED 500K
NARRATIVESeller has cut 2 times in 9 days — an unusually fast cadence for this segment. Latest cut (6.8%) 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 28K−AED 3K / mo

vs AED 31K at pre-drop price (AED 6.00M) · See cuts ↓

DOWN PAYMENT
AED 1.10M
20% of price
DLD FEE
AED 220K
4% of price
MORTGAGE REG
AED 11K
0.25% loan + 290
CASH TO CLOSE
AED 1.33M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.40M
25y · 6.00%
TOTAL INTEREST
AED 4.10M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 24K
/ mo · ~6% gross yield
BUY · NOW
AED 28K
+AED 4K / 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
23.2k28.3k34.0k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 6K/mo.

V · COMPARABLES
REEM HILLS · 4BR · ACTIVE

VALUE · 26 COMPS

VALUE HEADLINE
AED 1,403 /sqft-12%

vs area median AED 1,599 /sqft · 25 comps

RANK
4 / 26
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
3.3M8.9M14.5M2,0456,86011,675SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,4031,2412,356
BREAKDOWN · 25 LISTINGS
MORE EXPENSIVE /SQFT
22
88% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
6d
this listing: 84d
NEW THIS WEEK
16
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.50M3,9201,403—84d—Single Row 5BR+Maids | Standalone Villa | Zen TypeAED 13.80M11,1191,241−4.1%19d-12%Family Home | Corner TH | Sunset Valley |Huge PlotAED 4.80M3,7521,279—6d-9%√ Single Row | Next to Corner | Minimal Villa √AED 9.30M6,8861,351—26d-4%HOT Deal|Lowest Price|Twin Villa|Near To BeachAED 5.75M3,9931,440−0.9%46d+3%Hot Deal | Twin Villa | Single Row 4BR+M | BalconyAED 5.75M3,9371,461−0.9%15d+4%
TAKEAWAYOf 25 comparables, 22 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
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 5.50M · +15%
MINMEDIANMAX
AVG DOM
14d
THIS: 116D · +102D
ACTIVE COMPS
35
listings in segment
SIMILAR INVENTORY
Browse drops in Reem Hills
Browse
VII · TRUST & ACTION
DATA ATTESTED · 17 MAR, 06:31

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · MCP-00260
Last verified
74d ago
17 Mar, 06:31
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

SCORE 25
3Bed w/ Maid | Seville | Lake View | Single Row
TOWNHOUSE · BLOOM LIVING
AED 2.95M
ACTIVE LISTING
SCORE 25
HOT DEAL | Single Row | 2BR+Maids | Prime Area
TOWNHOUSE · BLOOM LIVING
AED 2.10M
ACTIVE LISTING
SCORE 25
Corner Unit | 3BR with Maid's | Private Garden
TOWNHOUSE · NOYA 2
AED 4.40M
ACTIVE LISTING
SCORE 25
Single Row | Corner 5BR+Maids | Near to Facilities
TOWNHOUSE · AL HUDAYRIAT ISLAND
AED 5.95M
ACTIVE LISTING
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