Drops · Realestate · Abu Dhabi · Noya 1BackSQR0C8YKC93PY4HGQMDX3JDN78
LUSH GARDEN SPACE EXPERIENCE LUXURY LIVE · CALL
2BR + 3BA · 1,816 sqft
▼ −3.1%Dropped 2×Verified 60d ago
67-day history · 2 cuts
AED 85
Price / sqft
−37% vs area median
1,816 sqft
Built-up area
2BR + 3BA
77d
On market
vs 8d median
AED 799
Mortgage est.
25y · 6% · 20% down
2× / 3d
Drop velocity
Accelerating
II · THE THESIS
DEAL SCORE 58 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Good opportunity
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 58 PTS
17
12
20
9
Drop % 17/35
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
36 ACTIVE COMPS IN NOYA 1
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
36 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Noya 1, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −3.1% · −-35KPRICE ACTION · 13 DAYS
AskingArea median 0.2MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D10
was AED 160K → AED 140K
10d after listing
−12.5%
-AED 20K
D13
was AED 155K → AED 140K
3d after previous cut
−9.7%
-AED 15K
TOTAL · 13D
−3.1%
-AED 35K
NARRATIVESeller has cut 2 times in 3 days — an unusually fast cadence for this segment. Latest cut (9.7%) 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
AED 799−AED 26 / mo
vs AED 825 at pre-drop price (AED 160K) · See cuts ↓
DOWN PAYMENT
AED 31K
20% of price
DLD FEE
AED 6K
4% of price
MORTGAGE REG
AED 600
0.25% loan + 290
CASH TO CLOSE
AED 38K
Day-one out-of-pocket
LOAN AMOUNT
AED 124K
25y · 6.00%
TOTAL INTEREST
AED 116K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 1K
/ mo · ~6% gross yield
BUY · NOW
AED 799
−AED 426 / mo
0y10y
Buying beats renting after 1.3 years at the current price.
STRESS TEST
AT VARIOUS RATESIf rates climb to 8%, your payment grows by ~AED 158/mo.
V · COMPARABLES
NOYA 1 · 2BR · ACTIVEVALUE · 30 COMPS
VALUE HEADLINE
AED 85 /sqft-30%
vs area median AED 121 /sqft · 29 comps
RANK
3 / 30
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 29 LISTINGS
MORE EXPENSIVE /SQFT
23
79% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
6d
this listing: 77d
NEW THIS WEEK
28
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 155K1,81685—77d—Corner Unit l Huge Garden l Near To FacilitiesAED 180K2,26679—6d-7%3BR with Terrace | End Unit | Premium livingAED 205K2,49582—6d-4%Corner Unit | Near Amenities | Vacant SoonAED 195K2,30185—5d0%Single Row | Balcony | 2 BR Modern TownhouseAED 155K1,81685—6d0%Family 3BR +Maid | Double Row End Unit | Noya YasAED 195K2,30285—6d0%TAKEAWAYOf 29 comparables, 23 are more expensive per sqft. The 6 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
NOYA 1 · 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 245KThis: AED 155K · -37%
AVG DOM
8d
THIS: 77D · +69D
ACTIVE COMPS
36
listings in segment
SIMILAR INVENTORY
Browse drops in Noya 1
VII · TRUST & ACTION
DATA ATTESTED · 31 MAR, 08:16THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · SQR0C8YKC93PY4HGQMDX3JDN78
Last verified
60d ago
31 Mar, 08:16
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
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VIII · NEXT BEST
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SCORE 25
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TOWNHOUSE · ONE MARINA SQUARE
AED 180K
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SCORE 25
Single Row | 3BR+Maid | First User
TOWNHOUSE · AL JUBAIL ISLAND
AED 280K
ACTIVE LISTING
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