Drops · Realestate · Abu Dhabi · Yas IslandBackNAT-S-35085-A

4BR VILLA WEST YAS

4BR + 5BA · 6,373 sqft · West Yas

▼ −2.5%★ Golden VisaVerified 2d ago

Now

$2.11M

was $2.16M−$54K · −2.5%

86-day history

−84dToday

Open on PropertyFinder

86-day history

🔄Relisted — this listing was removed and reappeared (last: 06 Jul)

II · THE THESIS

DEAL SCORE 31 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 31/100 (Fair deal) because seller has made 1 cut since listing 87d ago. A fair offer band sits $1.96M–$2.05M.

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

HEADLINE · COMPOSITE

Fair deal

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

SCORE BREAKDOWN · 31 PTS

Drop % 4/35

Negotiability 8/25

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 30

1 cut · 87d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −3%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer $1.96M – $2.05M. Find a specialist ↓

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

41 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Yas Island, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −2.5% · −-$54K

PRICE ACTION · 83 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.3MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D83

was $2.16M → $2.11M

83d after listing

−2.5%

-$54K

TOTAL · 83D

−2.5%

-$54K

NARRATIVESingle cut of 2.5% — 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

$11K−$281 / mo

vs $11K at pre-drop price ($2.16M) · See cuts ↓

DOWN PAYMENT

$422K

20% of price

DLD FEE

$84K

4% of price

MORTGAGE REG

$4K

0.25% loan + 290

CASH TO CLOSE

$511K

Day-one out-of-pocket

LOAN AMOUNT

$1.69M

25y · 6.00%

TOTAL INTEREST

$1.57M

Over full term

RENT VS BUY

RENT · ESTIMATE

$354

/ mo · ~6% gross yield

BUY · NOW

$11K

+$11K / 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

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

V · COMPARABLES

YAS ISLAND · 4BR · ACTIVE

VALUE · 20 COMPS

VALUE HEADLINE

AED 1,216 /sqft+11%

vs area median AED 1,099 /sqft · 19 comps

RANK

11 / 20

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 19 LISTINGS

MORE EXPENSIVE /SQFT

47% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 19 comparables, 9 are more expensive per sqft. The 10 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

4BR VILLA WEST YAS

WHY THIS IS A DEAL

PRICE ACTION · 83 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 20 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES