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BackADV2-2105-NA14

SINGLE ROW CORNER I HOT DEAL !! I PRIME

6BR + 7BA · 11,113 sqft · Fay Al Reeman II

▼ −9.1%★ Golden VisaVerified 2h ago

Now

€1.26M

was €1.39M−€126K · −9.1%
Open on PropertyFinder

15-day history

AED 450

Price / sqft

11,113 sqft

Built-up area

6BR + 7BA

65d

On market

vs 14d median

EUR 25,772

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 12 May)
II · THE THESIS
DEAL SCORE 45 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
45/ 100
Good opportunity

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

SCORE BREAKDOWN · 45 PTS
16
10
9
10
Drop % 16/35
Negotiability 10/25
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.

02
MOTIVATION · 35
35
1 cut · 65d on market · Price evidence ↓
ListedD0−9%D49+49d
VELOCITY MEDIUM·LATEST CUT −9%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer €1.17M – €1.22M. Request a callback ↓
ASKSUGGESTED OFFER€1.22M€1.17M€1.26Mlow €945K
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
247 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Shamkha, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −9.1% · −-€126K

PRICE ACTION · 49 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
3.6M4.3M5.0M5.8MAREA MEDIAN · 3.8M−9%
AskingArea median 3.8MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D49
was €1.39M → €1.26M
49d after listing
−9.1%
-€126K
TOTAL · 49D
−9.1%
-€126K
NARRATIVESingle cut of 9.1% — 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
€6K−€649 / mo

vs €7K at pre-drop price (€1.39M) · See cuts ↓

DOWN PAYMENT
€252K
20% of price
DLD FEE
€50K
4% of price
MORTGAGE REG
€3K
0.25% loan + 290
CASH TO CLOSE
€305K
Day-one out-of-pocket
LOAN AMOUNT
€1.01M
25y · 6.00%
TOTAL INTEREST
€940K
Over full term
RENT VS BUY
RENT · ESTIMATE
€5K
/ mo · ~6% gross yield
BUY · NOW
€6K
+€2K / 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
21.1k25.8k30.9k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€1K/mo.

V · COMPARABLES
AL SHAMKHA · 6BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 450 /sqft-29%

vs area median AED 632 /sqft · 50 comps

RANK
13 / 51
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M4.6M8.9M3,8338,70313,572SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 450221,115
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
38
76% of comps
CHEAPER /SQFT
12
See table
MEDIAN DOM
11d
this listing: 64d
NEW THIS WEEK
20
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€1.26M11,113450—64d—Great Price | First Resident | 6BR+M&Driver Villa€60K10,77022−4.0%28d-95%Corner 5BR+Maid Villa|Vacant |Large Layout€68K10,32026—13d-94%Ready To Move | Brand New Villa | Inquire Us Now€76K11,32226—9d-94%Double Row 5BR Corner Villa | Luxury Finishes€74K10,09829—7d-94%Mediterranean Style | Corner Unit | Brand New€78K10,32030—11d-93%
TAKEAWAYOf 50 comparables, 38 are more expensive per sqft. The 12 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
AL SHAMKHA · ACTIVE COMPS

GEOGRAPHY · 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
€945KThis: €1.26M · +33%
MINMEDIANMAX
AVG DOM
14d
THIS: 65D · +51D
ACTIVE COMPS
247
listings in segment
SIMILAR INVENTORY
Browse drops in Al Shamkha
Browse
VII · TRUST & ACTION
DATA ATTESTED · 27 MAY, 16:25

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ADV2-2105-Na14
Last verified
2h ago
27 May, 16:25
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 AL SHAMKHA · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−5%SCORE 56
Premium finishes | Direct Park access | Single Row
VILLA · SAADIYAT ISLAND
€2.52M
€2.64M
PRICE TRAJECTORY
SCORE 25
Waterfront |6 M-BR +Maid | Pool | Luxury Finishing
VILLA · LEA
€3.78M
ACTIVE LISTING
SCORE 25
Single Row | Private Pool | Facing Park | Luxury 5
VILLA · YAS ISLAND
€2.64M
ACTIVE LISTING
SCORE 25
Corner Villa| Ideal Location| Prime Community
VILLA · AL GHADEER
€844K
ACTIVE LISTING
Browse all drops in real estate →
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