Drops · Realestate · Abu Dhabi · Al Jubail IslandBackZME-S-93761

5BR VILLA NAD AL DHABI

5BR + 7BA · 13,262 sqft · Nad Al Dhabi

▼ −11.8%★ Golden VisaVerified 4h ago

Now

AED 15.00M

was 17.00M−2.00M · −11.8%

73-day history

−74dToday

Open on PropertyFinder

73-day history

🔄Relisted — this listing was removed and reappeared (last: 03 Jul)

II · THE THESIS

DEAL SCORE 50 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 50/100 (Good opportunity) because seller has made 1 cut since listing 74d ago. A fair offer band sits AED 13.95M–AED 14.55M.

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

HEADLINE · COMPOSITE

Good opportunity

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

SCORE BREAKDOWN · 50 PTS

Drop % 21/35

Negotiability 10/25

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 40

1 cut · 74d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −12%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer AED 13.95M – AED 14.55M. 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

39 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Jubail Island, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −11.8% · −-2.00M

PRICE ACTION · 73 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.6MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D73

was AED 17.00M → AED 15.00M

73d after listing

−11.8%

-AED 2.00M

TOTAL · 73D

−11.8%

-AED 2.00M

NARRATIVESingle cut of 11.8% — 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 77K−AED 10K / mo

vs AED 88K at pre-drop price (AED 17.00M) · See cuts ↓

DOWN PAYMENT

AED 3.00M

20% of price

DLD FEE

AED 600K

4% of price

MORTGAGE REG

AED 30K

0.25% loan + 290

CASH TO CLOSE

AED 3.63M

Day-one out-of-pocket

LOAN AMOUNT

AED 12.00M

25y · 6.00%

TOTAL INTEREST

AED 11.19M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 3K

/ mo · ~6% gross yield

BUY · NOW

AED 77K

+AED 74K / 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 ~AED 15K/mo.

V · COMPARABLES

AL JUBAIL ISLAND · 5BR · ACTIVE

VALUE · 21 COMPS

VALUE HEADLINE

AED 1,131 /sqft+49%

vs area median AED 760 /sqft · 20 comps

RANK

18 / 21

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 20 LISTINGS

MORE EXPENSIVE /SQFT

15% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 20 comparables, 3 are more expensive per sqft. The 17 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

5BR VILLA NAD AL DHABI

WHY THIS IS A DEAL

PRICE ACTION · 73 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 21 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES