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SINGLE ROW MIDDLE MINIMAL 4BR STAND-ALONE VILLA

4BR + 5BA · 6,036 sqft

▼ −7.6%★ Golden VisaVerified 58m ago

Now

$2.44M

was $2.64M−$201K · −7.6%
Open on PropertyFinder

57-day history

AED 1,484

Price / sqft

6,036 sqft

Built-up area

4BR + 5BA

64d

On market

vs 16d median

USD 46,184

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 09 Jun)
II · THE THESIS
DEAL SCORE 41 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 41/100 (Good opportunity) because seller has made 1 cut since listing 64d ago. A fair offer band sits $2.27M–$2.37M.

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

01
HEADLINE · COMPOSITE
41/ 100
Good opportunity

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

SCORE BREAKDOWN · 41 PTS
13
9
9
10
Drop % 13/35
Negotiability 9/25
Confidence 9/10
Relist signal 10/10

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

02
MOTIVATION · 35
35
1 cut · 64d on market · Price evidence ↓
ListedLISTED−8%LATEST+56d
VELOCITY MEDIUM·MOST RECENT CUT −8%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer $2.27M – $2.37M. Request a callback ↓
ASKSUGGESTED OFFER$2.37M$2.27M$2.44Mlow $1.83M
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
31 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Reem Hills, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −7.6% · −-$201K

PRICE ACTION · 56 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
3.9M6.0M8.1M10.2MAREA MEDIAN · 4.1M−8%
AskingArea median 4.1MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D56
was $2.64M → $2.44M
56d after listing
−7.6%
-$201K
TOTAL · 56D
−7.6%
-$201K
NARRATIVESingle cut of 7.6% — 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
$13K−$1K / mo

vs $14K at pre-drop price ($2.64M) · See cuts ↓

DOWN PAYMENT
$488K
20% of price
DLD FEE
$98K
4% of price
MORTGAGE REG
$5K
0.25% loan + 290
CASH TO CLOSE
$590K
Day-one out-of-pocket
LOAN AMOUNT
$1.95M
25y · 6.00%
TOTAL INTEREST
$1.82M
Over full term
RENT VS BUY
RENT · ESTIMATE
$6K
/ mo · ~6% gross yield
BUY · NOW
$13K
+$7K / 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
37.8k46.2k55.3k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$2K/mo.

V · COMPARABLES
REEM HILLS · 4BR · ACTIVE

VALUE · 19 COMPS

VALUE HEADLINE
AED 1,484 /sqft-8%

vs area median AED 1,616 /sqft · 18 comps

RANK
7 / 19
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
3.3M8.7M14.2M2477,02313,799SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,4841,02713,849
BREAKDOWN · 18 LISTINGS
MORE EXPENSIVE /SQFT
12
67% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
18
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$2.44M6,0361,484—0d—Luxury Living | Spacious Villa | Prime Location$3.68M13,1421,027—0d-31%Single Row|Prime Location|Twin Villa|Chic|Hot Deal$1.55M3,9571,440−8.1%0d-3%√ Single Row | Next to Corner | Minimal Villa √$2.72M6,8861,452—0d-2%Hot Deal | Twin Villa | Single Row 4BR+M | Balcony$1.57M3,9371,461−0.9%0d-2%Hot Deal 4BHK | Elegant Finishing | Ideal location$1.57M3,9201,467—0d-1%
TAKEAWAYOf 18 comparables, 12 are more expensive per sqft. The 6 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
REEM HILLS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 594↓1341 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
$1.12MThis: $2.44M · +119%
MINMEDIANMAX
AVG DOM
16d
THIS: 64D · +48D
ACTIVE COMPS
31
listings in segment
SIMILAR INVENTORY
Browse drops in Reem Hills
Browse
VII · TRUST & ACTION
DATA ATTESTED · 10 JUN, 12:32

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · 2KNQBB2M5GGRC0Z3NCP1CA4CRM
Last verified
…
10 Jun, 12:32
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 REEM HILLS · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−4%SCORE 53
Selling at OP | Premium Lakeside Living | MALAGA
VILLA · BLOOM LIVING
$1.12M
$1.16M
PRICE TRAJECTORY
−2%SCORE 39
High End Villa I Single Row I Prime Location
VILLA · MOHAMED BIN ZAYED CITY
$1.27M
$1.30M
ACTIVE LISTING
SCORE 25
Amazing Deal | Prime Community | Well Maintained
VILLA · ARABIAN STYLE
$555K
ACTIVE LISTING
SCORE 25
Corner Unit | Standard Finishing | Big Plot
VILLA · SAADIYAT ISLAND
$2.64M
ACTIVE LISTING
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