Drops · Realestate · Abu Dhabi · Mamsha Al SaadiyatBackALZAEEM-20124261
FULLY FURNISHED STUNNING SEA+ZAYED MUSEUM VIEWS
2BR + 3BA · 2,065 sqft
▼ −3.6%★ Golden VisaVerified 50d ago
60-day history
AED 6,537
Price / sqft
2,065 sqft
Built-up area
2BR + 3BA
62d
On market
vs 23d median
AED 69,579
Mortgage est.
25y · 6% · 20% down
🔄Relisted — this listing was removed and reappeared (last: 10 Apr)
II · THE THESIS
DEAL SCORE 46 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Good opportunity
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 46 PTS
19
8
9
10
Drop % 19/35
Negotiability 8/25
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.
03
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
14 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Mamsha Al Saadiyat, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −3.6% · −-1.50MPRICE ACTION · 0 DAYS
AskingArea median 0.6MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D0
was AED 14.00M → AED 12.50M
0d after listing
−10.7%
-AED 1.50M
TOTAL · 0D
−3.6%
-AED 1.50M
NARRATIVESingle cut of 10.7% — 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 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 70K−AED 3K / mo
vs AED 72K at pre-drop price (AED 14.00M) · See cuts ↓
DOWN PAYMENT
AED 2.70M
20% of price
DLD FEE
AED 540K
4% of price
MORTGAGE REG
AED 27K
0.25% loan + 290
CASH TO CLOSE
AED 3.27M
Day-one out-of-pocket
LOAN AMOUNT
AED 10.80M
25y · 6.00%
TOTAL INTEREST
AED 10.07M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 3K
/ mo · ~6% gross yield
BUY · NOW
AED 70K
+AED 67K / 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 RATESIf rates climb to 8%, your payment grows by ~AED 14K/mo.
V · COMPARABLES
MAMSHA AL SAADIYAT · 2BR · ACTIVEVALUE · 15 COMPS
VALUE HEADLINE
AED 6,537 /sqft+2590%
vs area median AED 243 /sqft · 14 comps
RANK
12 / 15
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 14 LISTINGS
MORE EXPENSIVE /SQFT
3
21% of comps
CHEAPER /SQFT
11
See table
MEDIAN DOM
19d
this listing: 60d
NEW THIS WEEK
7
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 13.50M2,0656,537—60d—2BR+M Townhouse l Vacant Now | Best PriceAED 350K3,218109—6d-98%Ground Floor | Elegant 2BR+M | Azure | Prime AreaAED 425K3,221132—19d-98%Ready to move. Corner townhouse. Beach accessAED 425K3,222132−15.0%73d-98%Coastal Luxury | 2BR+Maid TH | Move In ReadyAED 425K3,221132—6d-98%Prime Location | Partial Sea View | Ready To MoveAED 375K2,086180−11.8%84d-97%TAKEAWAYOf 14 comparables, 3 are more expensive per sqft. The 11 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
MAMSHA AL SAADIYAT · 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 600KThis: AED 13.50M · +2150%
AVG DOM
23d
THIS: 62D · +39D
ACTIVE COMPS
14
listings in segment
SIMILAR INVENTORY
Browse drops in Mamsha Al Saadiyat
VII · TRUST & ACTION
DATA ATTESTED · 10 APR, 16:31THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ALZAEEM-20124261
Last verified
50d ago
10 Apr, 16:31
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
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