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BackBH-R-223915

5 BEDROOM VILLA PRIVATE POOL · UMM SUQEIM 2

5BR + 6BA · 15,499 sqft

▼ −11.6%Verified 2h ago

Now

AED 380K

was 430K−50K · −11.6%
Open on PropertyFinder

88-day history

AED 25

Price / sqft

−5% vs area median

15,499 sqft

Built-up area

5BR + 6BA

97d

On market

vs 20d median

AED 1,959

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 10 Jun)
II · THE THESIS
DEAL SCORE 54 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 54/100 (Good opportunity) because seller has made 1 cut since listing 97d ago and priced 5% below comparable Umm Suqeim 2 Villas listings. A fair offer band sits AED 353K–AED 369K.

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

01
HEADLINE · COMPOSITE
54/ 100
Good opportunity

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

SCORE BREAKDOWN · 54 PTS
20
12
3
9
10
Drop % 20/35
Negotiability 12/25
Below median 3/20
Confidence 9/10
Relist signal 10/10

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

02
MOTIVATION · 45
45
1 cut · 97d on market · Price evidence ↓
ListedLISTED−12%LATEST+88d
VELOCITY MEDIUM·MOST RECENT CUT −12%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer AED 353K – AED 369K. Request a callback ↓
ASKSUGGESTED OFFERAED 369KAED 353KAED 380Klow AED 285K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −5%
−5%
AED 25/sqft vs area median 98/sqft. See 11 comps ↓
MINMEDIANMAXAED 25/SQFT
11 ACTIVE COMPS IN UMM SUQEIM 2 VILLAS

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
11 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Umm Suqeim 2 Villa, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −11.6% · −-50K

PRICE ACTION · 88 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.4M0.4M0.4M0.5MAREA MEDIAN · 0.4M−12%
AskingArea median 0.4MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D88
was AED 430K → AED 380K
88d after listing
−11.6%
-AED 50K
TOTAL · 88D
−11.6%
-AED 50K
NARRATIVESingle cut of 11.6% — 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 2K−AED 258 / mo

vs AED 2K at pre-drop price (AED 430K) · See cuts ↓

DOWN PAYMENT
AED 76K
20% of price
DLD FEE
AED 15K
4% of price
MORTGAGE REG
AED 1K
0.25% loan + 290
CASH TO CLOSE
AED 92K
Day-one out-of-pocket
LOAN AMOUNT
AED 304K
25y · 6.00%
TOTAL INTEREST
AED 284K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 2K
/ mo · ~6% gross yield
BUY · NOW
AED 2K
−AED 41 / mo
0y10y

Buying beats renting after 32.8 years at the current price.

STRESS TEST
AT VARIOUS RATES
1.6k2.0k2.3k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 388/mo.

V · COMPARABLES
UMM SUQEIM 2 VILLAS · 5BR · ACTIVE

VALUE · 8 COMPS

VALUE HEADLINE
AED 25 /sqft-74%

vs area median AED 98 /sqft · 7 comps

RANK
1 / 8
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M1.6M2.9M3,3259,79916,274SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2525422
BREAKDOWN · 7 LISTINGS
MORE EXPENSIVE /SQFT
7
100% of comps
CHEAPER /SQFT
0
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
7
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 380K15,49925—0d—Near the Beach 5 BR Villa Shared Pool | CompoundAED 400K5,00080—0d+220%Compound 5BR Ensutie | Shared Pool+GardenAED 400K4,50089—0d+256%Study+4BR | Compound Shared Pool+GymAED 400K4,12397—0d+288%Modern Design | 5 Bed New Villa Pool | Near BeachAED 450K4,59698—0d+292%Private Garden+4BR Ensuite|Shared Pool+Garden+GymAED 350K3,500100—0d+300%
TAKEAWAYOf 7 comparables, 7 are more expensive per sqft.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
UMM SUQEIM 2 VILLAS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
SLOWING
↓ 601↓1334 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 400KThis: AED 380K · -5%
MINMEDIANMAX
AVG DOM
20d
THIS: 97D · +77D
ACTIVE COMPS
11
listings in segment
SIMILAR INVENTORY
Browse drops in Umm Suqeim 2 Villas
Browse
VII · TRUST & ACTION
DATA ATTESTED · 10 JUN, 14:19

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · BH-R-223915
Last verified
…
10 Jun, 14:19
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 UMM SUQEIM 2 VILLAS · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−6%SCORE 60
Upgraded | Vacant | Homely Atmosphere
VILLA · ENTERTAINMENT FOYER
AED 750K
AED 850K
PRICE TRAJECTORY
SCORE 25
Best Priced | Incredible Renovation | Vacant
VILLA · SIGNATURE VILLAS FROND P
AED 2.00M
ACTIVE LISTING
SCORE 25
Spacious 4BR Villa with Garden | Fully Furnished
VILLA · NAD AL SHEBA VILLAS
AED 310K
ACTIVE LISTING
SCORE 25
Brand-New 5BR Fully Smart Villa with Private Pool
VILLA · NAD AL SHEBA GARDENS PHASE 3
AED 680K
ACTIVE LISTING
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