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BackDPF-S-46557

HOT DEAL BIGGEST LAYOUT WITH MANGROVE VIEW ON OP

1BR + 2BA · 1,130 sqft · SAAS Heights

▼ −4.8%★ Golden VisaDropped 2×Verified 29d ago

Now

AED 2.00M

was 2.10M−100K · −4.8%
Open on PropertyFinder

38-day history · 2 cuts

AED 1,770

Price / sqft

1,130 sqft

Built-up area

1BR + 2BA

46d

On market

vs 11d median

AED 10,309

Mortgage est.

25y · 6% · 20% down

2× / 6d

Drop velocity

Accelerating

II · THE THESIS
DEAL SCORE 24 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
24/ 100
Fair deal

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

SCORE BREAKDOWN · 24 PTS
4
11
9
Drop % 4/35
Negotiability 11/25
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 6d · 46d on market · Price evidence ↓
ListedD0−2%D6+6d−2%D12+6d
VELOCITY MEDIUM·LATEST CUT −2%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer AED 1.86M – AED 1.94M. Request a callback ↓
ASKSUGGESTED OFFERAED 1.94MAED 1.86MAED 2.00Mlow AED 1.50M
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
28 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Reem Island, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −4.8% · −-100K

PRICE ACTION · 12 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
1.0M1.4M1.8M2.2MAREA MEDIAN · 1.1M−2%−2%
AskingArea median 1.1MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D6
was AED 2.10M → AED 2.05M
6d after listing
−2.4%
-AED 50K
D12
was AED 2.05M → AED 2.00M
6d after previous cut
−2.4%
-AED 50K
TOTAL · 12D
−4.8%
-AED 100K
NARRATIVESeller has cut 2 times in 6 days — an unusually fast cadence for this segment. Latest cut (2.4%) 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 10K−AED 515 / mo

vs AED 11K at pre-drop price (AED 2.10M) · See cuts ↓

DOWN PAYMENT
AED 400K
20% of price
DLD FEE
AED 80K
4% of price
MORTGAGE REG
AED 4K
0.25% loan + 290
CASH TO CLOSE
AED 484K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.60M
25y · 6.00%
TOTAL INTEREST
AED 1.49M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 5K
/ mo · ~6% gross yield
BUY · NOW
AED 10K
+AED 5K / 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
8.4k10.3k12.3k4%5%6%7%8%AED / MO

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

V · COMPARABLES
AL REEM ISLAND · 1BR · ACTIVE

VALUE · 22 COMPS

VALUE HEADLINE
AED 1,770 /sqft+18%

vs area median AED 1,496 /sqft · 21 comps

RANK
15 / 22
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M1.3M2.6M3859821,579SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,770973,138
BREAKDOWN · 21 LISTINGS
MORE EXPENSIVE /SQFT
7
33% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
9d
this listing: 44d
NEW THIS WEEK
5
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 2.00M1,1301,770—44d—HOT DEAL | 2 bedroom | Move-in-todayAED 105K1,08297—19d-95%Vacant | 1 BR With Balcony | 6 PaymentsAED 100K914109—4d-94%Vacant|High Floor|Partial Sea View|Prime LocationAED 130K1,118116—15d-93%Spacious 2 Bhk | Open View |Prime Community LivingAED 130K1,121116—9d-93%Furnished 2 Bhk | Open View | Spacious LayoutAED 135K1,121120—9d-93%
TAKEAWAYOf 21 comparables, 7 are more expensive per sqft. The 14 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
AL REEM ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D
BUYER'S MARKET
↑ 1860↑1051 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 1.06MThis: AED 2.00M · +88%
MINMEDIANMAX
AVG DOM
11d
THIS: 46D · +35D
ACTIVE COMPS
28
listings in segment
SIMILAR INVENTORY
Browse drops in Al Reem Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 01 MAY, 16:31

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · DPF-S-46557
Last verified
29d ago
01 May, 16:31
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 AL REEM ISLAND · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

SCORE 25
Spacious Layout | 2 Balconies | Prime Investment
APARTMENT · BLOOM LIVING
AED 1.77M
ACTIVE LISTING
SCORE 25
1BR Apt | Modern Living | Premium Amenities
APARTMENT · AL HUDAYRIAT ISLAND
AED 2.40M
ACTIVE LISTING
SCORE 25
Hot Deal | Fully Furnished | 2BR+M | Prime Living
APARTMENT · BAB AL QASR RESORT RESIDENCE 18
AED 1.60M
ACTIVE LISTING
SCORE 25
√ High Level Corner Unit | Sunset and Sea Views √
APARTMENT · MANARAT LIVING
AED 2.20M
ACTIVE LISTING
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