Drops · Realestate · Abu Dhabi · Al ShamkhaBackIB-3909

3BR VILLA FAY AL REEMAN II

3BR + 5BA · 5,489 sqft · Fay Al Reeman II

▼ −13.6%Verified 70d ago

Now

AED 190K

was 220K−30K · −13.6%

85-day history

Open on PropertyFinder

85-day history

II · THE THESIS

DEAL SCORE 66 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 66/100 (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 167K–AED 181K.

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 · 66 PTS

Drop % 24/35

Negotiability 13/25

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 −14%

NEGOTIABILITY · HIGH

HIGH

Suggested offer AED 167K – AED 181K. Find a specialist ↓

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

BELOW MEDIAN · −95%

−95%

AED 35/sqft vs area median 765/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 · −13.6% · −-30K

PRICE ACTION · 13 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

D13

was AED 220K → AED 190K

13d after listing

−13.6%

-AED 30K

TOTAL · 13D

−13.6%

-AED 30K

NARRATIVESingle cut of 13.6% — 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

AED 979−AED 155 / mo

vs AED 1K at pre-drop price (AED 220K) · See cuts ↓

DOWN PAYMENT

AED 38K

20% of price

DLD FEE

AED 8K

4% of price

MORTGAGE REG

AED 670

0.25% loan + 290

CASH TO CLOSE

AED 46K

Day-one out-of-pocket

LOAN AMOUNT

AED 152K

25y · 6.00%

TOTAL INTEREST

AED 142K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 21K

/ mo · ~6% gross yield

BUY · NOW

AED 979

−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 194/mo.

V · COMPARABLES

AL SHAMKHA · 3BR · ACTIVE

VALUE · 36 COMPS

VALUE HEADLINE

AED 35 /sqft-95%

vs area median AED 765 /sqft · 35 comps

RANK

1 / 36

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 35 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

This listingThisAED 190K5,48935—0d—1 Month Free | Brand New Home w/ Spacious LayoutAED 230K6,00938—0d+9%Ready To Move In l Nice Layout l Prime LocationAED 80K782102—0d+191%Beautiful 4BR+M | Prime Location | Handover SoonAED 3.75M5,490683−1.3%0d+1851%Double Row Mid | Hot Deal | Modern FinishesAED 3.75M5,489683—0d+1851%Modern Arabic! High ROI! Handover Soon! Invest NowAED 3.78M5,489688—0d+1866%

TAKEAWAYOf 35 comparables, 35 are more expensive per sqft.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

3BR VILLA FAY AL REEMAN II

WHY THIS IS A DEAL

PRICE ACTION · 13 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 36 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES