Drops · Realestate · Abu Dhabi · Reem Hills 2Back202656000160653
MODERN 1BR UNIT PREMIUM COMMUNITY
1BR + 2BA · 1,057 sqft
▼ −6.3%Dropped 2×Verified 2h ago
20-day history · 2 cuts
AED 1,419
Price / sqft
−62% vs area median
1,057 sqft
Built-up area
1BR + 2BA
80d
On market
vs 11d median
EUR 7,732
Mortgage est.
25y · 6% · 20% down
2× / 11d
Drop velocity
Accelerating
II · THE THESIS
DEAL SCORE 47 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Good opportunity
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 47 PTS
6
12
20
9
Drop % 6/35
Negotiability 12/25
Below median 20/20
Confidence 9/10
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
04
8 ACTIVE COMPS IN REEM HILLS 2
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
8 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Reem Hills 2, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −6.3% · −-€25KPRICE ACTION · 19 DAYS
AskingArea median 4.0MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D8
was €403K → €390K
8d after listing
−3.1%
-€13K
D19
was €390K → €378K
11d after previous cut
−3.2%
-€13K
TOTAL · 19D
−6.3%
-€25K
NARRATIVESeller has cut 2 times in 11 days — an unusually fast cadence for this segment. Latest cut (3.2%) 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 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
€2K−€130 / mo
vs €2K at pre-drop price (€403K) · See cuts ↓
DOWN PAYMENT
€76K
20% of price
DLD FEE
€15K
4% of price
MORTGAGE REG
€829
0.25% loan + 290
CASH TO CLOSE
€92K
Day-one out-of-pocket
LOAN AMOUNT
€302K
25y · 6.00%
TOTAL INTEREST
€282K
Over full term
RENT VS BUY
RENT · ESTIMATE
€5K
/ mo · ~6% gross yield
BUY · NOW
€2K
−€3K / mo
0y10y
Buying beats renting after 0.4 years at the current price.
STRESS TEST
AT VARIOUS RATESIf rates climb to 8%, your payment grows by ~€385/mo.
V · COMPARABLES
REEM HILLS 2 · 1BR · ACTIVEVALUE · 3 COMPS
VALUE HEADLINE
AED 1,419 /sqft-18%
vs area median AED 1,734 /sqft · 2 comps
RANK
2 / 3
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 2 LISTINGS
MORE EXPENSIVE /SQFT
1
50% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
28d
this listing: 28d
NEW THIS WEEK
0
Same supply
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€378K1,0571,419—28d—2BHK Sea View | Peaceful Living | Great Community€605K1,7441,376−5.9%28d-3%UNIQUE COMMUNITY | SPACIOUS 2BHK+M | MODERN LAYOUT€645K1,4761,734—16d+22%TAKEAWAYOf 2 comparables, 1 are more expensive per sqft. The 1 cheaper one is 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 2 · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET↑ 1245↑436 vs last 30d
drops detected · UAE-wide
MEDIAN PRICE · ACTIVE
€1.01MThis: €378K · -62%
AVG DOM
11d
THIS: 80D · +69D
ACTIVE COMPS
8
listings in segment
SIMILAR INVENTORY
Browse drops in Reem Hills 2
VII · TRUST & ACTION
DATA ATTESTED · 27 MAY, 16:25THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · 202656000160653
Last verified
2h ago
27 May, 16:25
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
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VIII · NEXT BEST
4 ACTIVE IN REEM HILLS 2 · RANKED BY RECENCYSIMILAR OPPORTUNITIES
−3%SCORE 52
ELITE 2BR | MAID & STORAGE | BRANDED RESIDENCE
APARTMENT · NOBU RESIDENCES
€4.26M
€4.41M
PRICE TRAJECTORY
−12%SCORE 77
HOT Price / Purchasing only of UAE Citizens
APARTMENT · BAWABAT AL SHARQ
€277K
€315K
PRICE TRAJECTORY
SCORE 25
EXCLUSIVE UNIT | ICONIC LOCATION | HIGH-END
APARTMENT · THE ARTHOUSE
€1.13M
ACTIVE LISTING
SCORE 25
Skyline Serenity | 2BR Apartment | Coastal Life
APARTMENT · AL RAHA BEACH
€693K
ACTIVE LISTING
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