Drops · Realestate · Abu Dhabi · Al ShamkhaBackIB-3908

4BR VILLA FAY AL REEMAN II

4BR + 6BA · 6,215 sqft · Fay Al Reeman II

▼ −12.0%Verified 70d ago

Now

AED 220K

was 250K−30K · −12.0%

83-day history

Open on PropertyFinder

83-day history

II · THE THESIS

DEAL SCORE 62 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 62/100 (Great deal) because seller has made 1 cut since listing 87d ago and priced 95% below comparable Al Shamkha listings. A fair offer band sits AED 205K–AED 213K.

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

HEADLINE · COMPOSITE

Great deal

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

SCORE BREAKDOWN · 62 PTS

Drop % 21/35

Negotiability 12/25

Below median 20/20

Confidence 9/10

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

MOTIVATION · 40

1 cut · 87d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −12%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer AED 205K – AED 213K. Find a specialist ↓

BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

BELOW MEDIAN · −95%

−95%

AED 35/sqft vs area median 728/sqft. See 63 comps ↓

63 ACTIVE COMPS IN AL SHAMKHA

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

63 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Shamkha, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −12.0% · −-30K

PRICE ACTION · 11 DAYS

PRICE / TIME

Y: AED · X: days since listed · Envelope: median ±8%

AED USD EUR

AskingArea median 4.2MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D11

was AED 250K → AED 220K

11d after listing

−12.0%

-AED 30K

TOTAL · 11D

−12.0%

-AED 30K

NARRATIVESingle cut of 12.0% — 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

AED 1K−AED 155 / mo

vs AED 1K at pre-drop price (AED 250K) · See cuts ↓

DOWN PAYMENT

AED 44K

20% of price

DLD FEE

AED 9K

4% of price

MORTGAGE REG

AED 730

0.25% loan + 290

CASH TO CLOSE

AED 54K

Day-one out-of-pocket

LOAN AMOUNT

AED 176K

25y · 6.00%

TOTAL INTEREST

AED 164K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 21K

/ mo · ~6% gross yield

BUY · NOW

AED 1K

−AED 20K / mo

0y10y

Buying beats renting after 0.0 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 224/mo.

V · COMPARABLES

AL SHAMKHA · 4BR · ACTIVE

VALUE · 37 COMPS

VALUE HEADLINE

AED 35 /sqft-95%

vs area median AED 728 /sqft · 36 comps

RANK

1 / 37

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 36 LISTINGS

MORE EXPENSIVE /SQFT

100% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 36 comparables, 36 are more expensive per sqft.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

4BR VILLA FAY AL REEMAN II

WHY THIS IS A DEAL

PRICE ACTION · 11 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 37 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES