Drops · Realestate · Abu Dhabi · Mamsha Al SaadiyatBackALZAEEM-20202462
√ SEA VIEW 2BR+M BEACH ACCESS · LUXURY LIVING √
2BR + 3BA · 2,085 sqft
▼ −11.8%Verified 29d ago
47-day history
AED 180
Price / sqft
−38% vs area median
2,085 sqft
Built-up area
2BR + 3BA
59d
On market
vs 23d median
USD 1,933
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE 61 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Great deal
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 61 PTS
21
11
20
9
Drop % 21/35
Negotiability 11/25
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
14 ACTIVE COMPS IN MAMSHA AL SAADIYAT
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 · −11.8% · −-$14KPRICE ACTION · 2 DAYS
AskingArea median 0.6MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D2
was $116K → $102K
2d after listing
−11.8%
-$14K
TOTAL · 2D
−11.8%
-$14K
NARRATIVESingle cut of 11.8% — 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
$526−$70 / mo
vs $597 at pre-drop price ($116K) · See cuts ↓
DOWN PAYMENT
$20K
20% of price
DLD FEE
$4K
4% of price
MORTGAGE REG
$283
0.25% loan + 290
CASH TO CLOSE
$25K
Day-one out-of-pocket
LOAN AMOUNT
$82K
25y · 6.00%
TOTAL INTEREST
$76K
Over full term
RENT VS BUY
RENT · ESTIMATE
$817
/ mo · ~6% gross yield
BUY · NOW
$526
−$291 / 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 ~$104/mo.
V · COMPARABLES
MAMSHA AL SAADIYAT · 2BR · ACTIVEVALUE · 15 COMPS
VALUE HEADLINE
AED 180 /sqft-26%
vs area median AED 243 /sqft · 14 comps
RANK
5 / 15
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 14 LISTINGS
MORE EXPENSIVE /SQFT
9
64% of comps
CHEAPER /SQFT
5
See table
MEDIAN DOM
19d
this listing: 50d
NEW THIS WEEK
7
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$102K2,085180—50d—2BR+M Townhouse l Vacant Now | Best Price$95K3,218109—6d-39%Ground Floor | Elegant 2BR+M | Azure | Prime Area$116K3,221132—19d-27%Ready to move. Corner townhouse. Beach access$116K3,222132−15.0%73d-27%Coastal Luxury | 2BR+Maid TH | Move In Ready$116K3,221132—6d-27%Prime Location | Partial Sea View | Ready To Move$102K2,086180−11.8%84d0%TAKEAWAYOf 14 comparables, 9 are more expensive per sqft. The 5 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
$163KThis: $102K · -38%
AVG DOM
23d
THIS: 59D · +36D
ACTIVE COMPS
14
listings in segment
SIMILAR INVENTORY
Browse drops in Mamsha Al Saadiyat
VII · TRUST & ACTION
DATA ATTESTED · 01 MAY, 00:46THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ALZAEEM-20202462
Last verified
29d ago
01 May, 00:46
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
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VIII · NEXT BEST
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