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BackZME-R-29946

SINGLE ROW CORNER LARGE LAYOUT · LANDSCAPE GARDEN

5BR + 7BA · 10,590 sqft · West Yas

▼ −16.7%Verified 4d ago

Now

$136K

was $163K−$27K · −16.7%
Open on PropertyFinder

19-day history

AED 47

Price / sqft

−54% vs area median

10,590 sqft

Built-up area

5BR + 7BA

65d

On market

vs 12d median

USD 2,577

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 19 May)
II · THE THESIS
DEAL SCORE 81 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 81/100 (Exceptional deal) because seller has made 1 cut since listing 65d ago and priced 54% below comparable Yas Island listings. A fair offer band sits $120K–$129K.

All four signals + supporting evidence below. How do these scores work?

01
HEADLINE · COMPOSITE
81/ 100
Exceptional deal

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

SCORE BREAKDOWN · 81 PTS
29
13
20
9
10
Drop % 29/35
Negotiability 13/25
Below median 20/20
Confidence 9/10
Relist signal 10/10
Drop %·29/35Negotiability·13/25Below median·20/20Confidence·9/10Relist signal·10/10

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

02
MOTIVATION · 45
45
1 cut · 65d on market · Price evidence ↓
ListedLISTED−17%LATEST+27d
VELOCITY MEDIUM·MOST RECENT CUT −17%
03
NEGOTIABILITY · HIGH
HIGH
Suggested offer $120K – $129K. Request a callback ↓
ASKSUGGESTED OFFER$129K$120K$136Klow $102K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −54%
−54%
AED 47/sqft vs area median 71/sqft. See 259 comps ↓
MINMEDIANMAXAED 47/SQFT
259 ACTIVE COMPS IN YAS ISLAND

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
259 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Yas Island, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −16.7% · −-$27K

PRICE ACTION · 27 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.5M0.7M0.9M1.1MAREA MEDIAN · 1.1M−17%
AskingArea median 1.1MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D27
was $163K → $136K
27d after listing
−16.7%
-$27K
TOTAL · 27D
−16.7%
-$27K
NARRATIVESingle cut of 16.7% — 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 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
$702−$140 / mo

vs $842 at pre-drop price ($163K) · See cuts ↓

DOWN PAYMENT
$27K
20% of price
DLD FEE
$5K
4% of price
MORTGAGE REG
$351
0.25% loan + 290
CASH TO CLOSE
$33K
Day-one out-of-pocket
LOAN AMOUNT
$109K
25y · 6.00%
TOTAL INTEREST
$102K
Over full term
RENT VS BUY
RENT · ESTIMATE
$1K
/ mo · ~6% gross yield
BUY · NOW
$702
−$789 / mo
0y10y

Buying beats renting after 0.6 years at the current price.

STRESS TEST
AT VARIOUS RATES
2.1k2.6k3.1k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$139/mo.

V · COMPARABLES
YAS ISLAND · 5BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 47 /sqft-34%

vs area median AED 71 /sqft · 50 comps

RANK
4 / 51
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M7.7M15.2M2,0877,86613,646SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 47381,998
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
47
94% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
50
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$136K10,59047—0d—Ready | Private Garden | Corner Unit | Type3-C1$87K8,41038−7.2%0d-19%Single Row Corner | Largest Modified Private Villa$121K10,53042—0d-11%Vacant | Stylish 4BR Villa | Luxurious Lifestyle$79K6,45045−3.3%0d-4%Vacant |Single Row |Corner 5BR |Landscaped Garden$98K7,33549−6.5%0d+4%√Single Row Corner | Type 1 | Landscaped Garden√$87K6,44950−7.2%0d+6%
TAKEAWAYOf 50 comparables, 47 are more expensive per sqft. The 3 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
YAS ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
SLOWING
↓ 440↓1495 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
$298KThis: $136K · -54%
MINMEDIANMAX
AVG DOM
12d
THIS: 65D · +53D
ACTIVE COMPS
259
listings in segment
SIMILAR INVENTORY
Browse drops in Yas Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 03 JUN, 12:48

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ZME-R-29946
Last verified
…
03 Jun, 12:48
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS
R
roel
Allsop
↻ ≤ 4h
RM
Roel Mangal
allsop
↻ ≤ 4h
Request a callback
We aim to respond within 4hNo spam · 1 message
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN YAS ISLAND · RANKED BY RECENCY

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PRICE TRAJECTORY
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ACTIVE LISTING
SCORE 25
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ACTIVE LISTING
SCORE 25
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VILLA · MAYAN 4
$114K
ACTIVE LISTING
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