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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

€504K

was €529K−€25K · −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 10d median

EUR 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 €469K – €489K. Request a callback ↓
ASKSUGGESTED OFFER€489K€469K€504Klow €378K
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% · −-€25K

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 €529K → €516K
6d after listing
−2.4%
-€13K
D12
was €516K → €504K
6d after previous cut
−2.4%
-€13K
TOTAL · 12D
−4.8%
-€25K
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
€3K−€130 / mo

vs €3K at pre-drop price (€529K) · See cuts ↓

DOWN PAYMENT
€101K
20% of price
DLD FEE
€20K
4% of price
MORTGAGE REG
€1K
0.25% loan + 290
CASH TO CLOSE
€122K
Day-one out-of-pocket
LOAN AMOUNT
€403K
25y · 6.00%
TOTAL INTEREST
€376K
Over full term
RENT VS BUY
RENT · ESTIMATE
€1K
/ mo · ~6% gross yield
BUY · NOW
€3K
+€1K / 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 ~€514/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 · 1,7701093,138
BREAKDOWN · 21 LISTINGS
MORE EXPENSIVE /SQFT
7
33% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
9d
this listing: 44d
NEW THIS WEEK
6
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€504K1,1301,770—44d—Vacant | 1 BR With Balcony | 6 Payments€25K914109—4d-94%Vacant|High Floor|Partial Sea View|Prime Location€33K1,118116—15d-93%Spacious 2 Bhk | Open View |Prime Community Living€33K1,121116—9d-93%Furnished 2 Bhk | Open View | Spacious Layout€34K1,121120—9d-93%Beautiful Sky Garden / Decent Layout /Store€35K1,115125—8d-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
€268KThis: €504K · +88%
MINMEDIANMAX
AVG DOM
10d
THIS: 46D · +36D
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
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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

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