Drops · Realestate · Abu Dhabi · Al Jubail IslandBackVI20445

3BR VILLA MARSA AL JUBAIL

3BR + 4BA · 3,625 sqft · Marsa Al Jubail

▼ −21.1%Verified 62d ago

Now

AED 690K

was 875K−185K · −21.1%

116-day history

−40dToday

Open on PropertyFinder

116-day history

🔄Relisted — this listing was removed and reappeared (last: 22 Apr)

II · THE THESIS

DEAL SCORE 71 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 71/100 (Great deal) because seller has made 1 cut since listing 147d ago. A fair offer band sits AED 607K–AED 656K.

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

HEADLINE · COMPOSITE

Great deal

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

SCORE BREAKDOWN · 71 PTS

Drop % 35/35

Negotiability 17/25

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 55

1 cut · 147d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −21%

NEGOTIABILITY · HIGH

HIGH

Suggested offer AED 607K – AED 656K. 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

55 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Jubail Island, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −21.1% · −-185K

PRICE ACTION · 39 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.5MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D39

was AED 875K → AED 690K

39d after listing

−21.1%

-AED 185K

TOTAL · 39D

−21.1%

-AED 185K

NARRATIVESingle cut of 21.1% — 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 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 4K−AED 954 / mo

vs AED 5K at pre-drop price (AED 875K) · See cuts ↓

DOWN PAYMENT

AED 138K

20% of price

DLD FEE

AED 28K

4% of price

MORTGAGE REG

AED 2K

0.25% loan + 290

CASH TO CLOSE

AED 167K

Day-one out-of-pocket

LOAN AMOUNT

AED 552K

25y · 6.00%

TOTAL INTEREST

AED 515K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 3K

/ mo · ~6% gross yield

BUY · NOW

AED 4K

+AED 1K / 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 704/mo.

V · COMPARABLES

AL JUBAIL ISLAND · 3BR · ACTIVE

VALUE · 42 COMPS

VALUE HEADLINE

AED 190 /sqft+86%

vs area median AED 102 /sqft · 41 comps

RANK

29 / 42

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 41 LISTINGS

MORE EXPENSIVE /SQFT

32% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 41 comparables, 13 are more expensive per sqft. The 28 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

3BR VILLA MARSA AL JUBAIL

WHY THIS IS A DEAL

PRICE ACTION · 39 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 42 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES