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Scanning the UAE market

BackROS-KAM-RAN-EJCHTM

HOT DEAL LOWEST PRICE · TWIN VILLA

4BR + 5BA · 3,993 sqft

▼ −0.8%★ Golden VisaDropped 2×Verified 4d ago

Now

AED 5.75M

was 5.80M−150K · −0.8%
Open on PropertyFinder

38-day history · 2 cuts

AED 1,440

Price / sqft

3,993 sqft

Built-up area

4BR + 5BA

46d

On market

vs 14d median

AED 29,638

Mortgage est.

25y · 6% · 20% down

2× / 22d

Drop velocity

Accelerating

II · THE THESIS
DEAL SCORE 21 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
21/ 100
Fair deal

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

SCORE BREAKDOWN · 21 PTS
2
10
9
Drop % 2/35
Negotiability 10/25
Confidence 9/10

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

02
MOTIVATION · 50
50
2 cuts in 22d · 46d on market · Price evidence ↓
ListedD0−2%D8+8d−1%D30+22d
VELOCITY MEDIUM·LATEST CUT −1%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer AED 5.35M – AED 5.58M. Request a callback ↓
ASKSUGGESTED OFFERAED 5.58MAED 5.35MAED 5.75Mlow AED 4.31M
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
35 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Reem Hills, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −0.8% · −-150K

PRICE ACTION · 30 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
4.6M5.1M5.6M6.1MAREA MEDIAN · 4.8M−2%−1%
AskingArea median 4.8MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D8
was AED 5.80M → AED 5.70M
8d after listing
−1.7%
-AED 100K
D30
was AED 5.80M → AED 5.75M
22d after previous cut
−0.9%
-AED 50K
TOTAL · 30D
−0.8%
-AED 150K
NARRATIVESeller has cut 2 times in 22 days — an unusually fast cadence for this segment. Latest cut (0.9%) is a clear capitulation signal.
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 30K−AED 253 / mo

vs AED 30K at pre-drop price (AED 5.80M) · See cuts ↓

DOWN PAYMENT
AED 1.15M
20% of price
DLD FEE
AED 230K
4% of price
MORTGAGE REG
AED 12K
0.25% loan + 290
CASH TO CLOSE
AED 1.39M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.60M
25y · 6.00%
TOTAL INTEREST
AED 4.29M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 24K
/ mo · ~6% gross yield
BUY · NOW
AED 30K
+AED 6K / 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
24.3k29.6k35.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 6K/mo.

V · COMPARABLES
REEM HILLS · 4BR · ACTIVE

VALUE · 25 COMPS

VALUE HEADLINE
AED 1,440 /sqft-10%

vs area median AED 1,608 /sqft · 24 comps

RANK
4 / 25
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
3.3M8.9M14.5M2,0456,86011,675SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,4401,2412,356
BREAKDOWN · 24 LISTINGS
MORE EXPENSIVE /SQFT
21
88% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
6d
this listing: 46d
NEW THIS WEEK
16
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.75M3,9931,440—46d—Single Row 5BR+Maids | Standalone Villa | Zen TypeAED 13.80M11,1191,241−4.1%19d-14%Family Home | Corner TH | Sunset Valley |Huge PlotAED 4.80M3,7521,279—6d-11%√ Single Row | Next to Corner | Minimal Villa √AED 9.30M6,8861,351—26d-6%Hot Deal | Twin Villa | Single Row 4BR+M | BalconyAED 5.75M3,9371,461−0.9%15d+1%4BR Twin-Villa | Prime Area | Great ValueAED 5.70M3,8861,467—5d+2%
TAKEAWAYOf 24 comparables, 21 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
REEM HILLS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1860↑1051 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 4.80MThis: AED 5.75M · +20%
MINMEDIANMAX
AVG DOM
14d
THIS: 46D · +32D
ACTIVE COMPS
35
listings in segment
SIMILAR INVENTORY
Browse drops in Reem Hills
Browse
VII · TRUST & ACTION
DATA ATTESTED · 26 MAY, 10:35

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ROS-KAM-RAN-EJCHTM
Last verified
4d ago
26 May, 10:35
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

−1%SCORE 44
HOT DEAL | Luxurious 4BR Villa | Lowest Price
VILLA · AL SHAMKHA
AED 3.83M
AED 3.85M
PRICE TRAJECTORY
SCORE 25
Single Row Corner | Perfect Location | Family Home
VILLA · AL SHAMKHA
AED 5.10M
ACTIVE LISTING
SCORE 25
Premium Villa| 4BR+M+S+Roof Terrace| Invest Today
VILLA · REEM HILLS
AED 6.50M
ACTIVE LISTING
SCORE 25
Luxury 5BR Villa | Garden+Yard | Reeman 1
VILLA · AL SHAMKHA
AED 4.50M
ACTIVE LISTING
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