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HOT DEAL LUXURIOUS 4BR VILLA · LOWEST PRICE

4BR + 6BA · 4,198 sqft · Fay Al Reeman II

▼ −0.6%★ Golden VisaVerified 2h ago

Now

$1.04M

was $1.05M−$6K · −0.6%
Open on PropertyFinder

1-day history

AED 912

Price / sqft

4,198 sqft

Built-up area

4BR + 6BA

67d

On market

vs 16d median

USD 19,729

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 29 May)
II · THE THESIS
DEAL SCORE 26 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
26/ 100
Fair deal

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

SCORE BREAKDOWN · 26 PTS
1
6
9
10
Drop % 1/35
Negotiability 6/25
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 · 30
30
1 cut · 67d on market · Price evidence ↓
ListedD0−1%D66+66d
VELOCITY LOW·LATEST CUT −1%
03
NEGOTIABILITY · LOW
LOW
Suggested offer $969K – $1.01M. Request a callback ↓
ASKSUGGESTED OFFER$1.01M$969K$1.04Mlow $782K
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
217 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Shamkha, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −0.6% · −-$6K

PRICE ACTION · 66 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
1.2M2.2M3.1M4.0MAREA MEDIAN · 1.3M−1%
AskingArea median 1.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D66
was $1.05M → $1.04M
66d after listing
−0.6%
-$6K
TOTAL · 66D
−0.6%
-$6K
NARRATIVESingle cut of 0.6% — 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
$5K−$32 / mo

vs $5K at pre-drop price ($1.05M) · See cuts ↓

DOWN PAYMENT
$208K
20% of price
DLD FEE
$42K
4% of price
MORTGAGE REG
$2K
0.25% loan + 290
CASH TO CLOSE
$252K
Day-one out-of-pocket
LOAN AMOUNT
$834K
25y · 6.00%
TOTAL INTEREST
$778K
Over full term
RENT VS BUY
RENT · ESTIMATE
$2K
/ mo · ~6% gross yield
BUY · NOW
$5K
+$4K / 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
16.2k19.7k23.6k4%5%6%7%8%AED / MO

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

V · COMPARABLES
AL SHAMKHA · 4BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 912 /sqft+35%

vs area median AED 677 /sqft · 50 comps

RANK
43 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M3.8M7.4M1,0016,47011,939SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 912261,565
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
8
16% of comps
CHEAPER /SQFT
42
See table
MEDIAN DOM
9d
this listing: 67d
NEW THIS WEEK
18
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$1.04M4,198912—67d—Corner 5BR+Maid Villa|Vacant |Large Layout$74K10,32026—16d-97%Mediterranean Style | Corner Unit | Brand New$84K10,32030—14d-97%Standalone Villa 5 MBR + Maid & Driver | Big Patio$54K5,60036—11d-96%Near amenities | Brand New | ready to move in$54K5,48936—10d-96%1 Month Free | Brand New Home w/ Spacious Layout$65K6,00940—10d-96%
TAKEAWAYOf 50 comparables, 8 are more expensive per sqft. The 42 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
↑ 1860↑1051 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
$354KThis: $1.04M · +194%
MINMEDIANMAX
AVG DOM
16d
THIS: 67D · +51D
ACTIVE COMPS
217
listings in segment
SIMILAR INVENTORY
Browse drops in Al Shamkha
Browse
VII · TRUST & ACTION
DATA ATTESTED · 30 MAY, 04:35

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · SP-S-GUH-1024
Last verified
2h ago
30 May, 04:35
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

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SCORE 25
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VILLA · REEM HILLS
$1.77M
ACTIVE LISTING
SCORE 25
Luxury 5BR Villa | Garden+Yard | Reeman 1
VILLA · AL SHAMKHA
$1.23M
ACTIVE LISTING
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