IDEAL FAMILY HOME MODERN 4BR TWIN VILLA
4BR + 5BA · 3,886 sqft
▼ −10.7%★ Golden VisaVerified 44d ago
61-day history
AED 1,390
Price / sqft
3,886 sqft
Built-up area
4BR + 5BA
116d
On market
vs 14d median
AED 27,834
Mortgage est.
25y · 6% · 20% down
🔄Relisted — this listing was removed and reappeared (last: 30 Mar)
II · THE THESIS
DEAL SCORE 51 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Good opportunity
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 51 PTS
19
13
9
10
Drop % 19/35
Negotiability 13/25
Confidence 9/10
Relist signal 10/10
Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.
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
35 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Reem Hills, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −10.7% · −-650KPRICE ACTION · 16 DAYS
AskingArea median 4.8MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D16
was AED 6.05M → AED 5.40M
16d after listing
−10.7%
-AED 650K
TOTAL · 16D
−10.7%
-AED 650K
NARRATIVESingle cut of 10.7% — 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 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 6.05M) · See cuts ↓
DOWN PAYMENT
AED 1.08M
20% of price
DLD FEE
AED 216K
4% of price
MORTGAGE REG
AED 11K
0.25% loan + 290
CASH TO CLOSE
AED 1.31M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.32M
25y · 6.00%
TOTAL INTEREST
AED 4.03M
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 RATESIf rates climb to 8%, your payment grows by ~AED 6K/mo.
V · COMPARABLES
REEM HILLS · 4BR · ACTIVEVALUE · 26 COMPS
VALUE HEADLINE
AED 1,390 /sqft-13%
vs area median AED 1,599 /sqft · 25 comps
RANK
4 / 26
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 25 LISTINGS
MORE EXPENSIVE /SQFT
22
88% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
6d
this listing: 77d
NEW THIS WEEK
16
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.40M3,8861,390—77d—Single Row 5BR+Maids | Standalone Villa | Zen TypeAED 13.80M11,1191,241−4.1%19d-11%Family Home | Corner TH | Sunset Valley |Huge PlotAED 4.80M3,7521,279—6d-8%√ Single Row | Next to Corner | Minimal Villa √AED 9.30M6,8861,351—26d-3%HOT Deal|Lowest Price|Twin Villa|Near To BeachAED 5.75M3,9931,440−0.9%46d+4%Hot Deal | Twin Villa | Single Row 4BR+M | BalconyAED 5.75M3,9371,461−0.9%15d+5%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 COMPSGEOGRAPHY · 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 5.40M · +13%
AVG DOM
14d
THIS: 116D · +102D
ACTIVE COMPS
35
listings in segment
SIMILAR INVENTORY
Browse drops in Reem Hills
VII · TRUST & ACTION
DATA ATTESTED · 16 APR, 06:33THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · MCP-00261
Last verified
44d ago
16 Apr, 06:33
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
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VIII · NEXT BEST
4 ACTIVE IN REEM HILLS · RANKED BY RECENCYSIMILAR OPPORTUNITIES
SCORE 25
3Bed w/ Maid | Seville | Lake View | Single Row
TOWNHOUSE · BLOOM LIVING
AED 2.95M
ACTIVE LISTING
SCORE 25
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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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