UAEDrops

Scanning the UAE market

BackSM-787800-4

SINGLE ROW 5BR/MAID/MAJLIS · HANDOVER SOON

5BR + 7BA · 8,133 sqft · Fay Alreeman

▼ −2.2%★ Golden VisaVerified 2h ago

Now

€1.11M

was €1.13M−€25K · −2.2%
Open on PropertyFinder

5-day history

AED 541

Price / sqft

8,133 sqft

Built-up area

5BR + 7BA

36d

On market

vs 14d median

EUR 22,679

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 18 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
18/ 100
Below average

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

SCORE BREAKDOWN · 18 PTS
4
5
9
Drop % 4/35
Negotiability 5/25
Confidence 9/10

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

02
MOTIVATION · 25
25
1 cut · 36d on market · Price evidence ↓
ListedD0−2%D18+18d
VELOCITY LOW·LATEST CUT −2%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €1.03M – €1.08M. Request a callback ↓
ASKSUGGESTED OFFER€1.08M€1.03M€1.11Mlow €831K
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
247 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Shamkha, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −2.2% · −-€25K

PRICE ACTION · 18 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
3.6M4.0M4.3M4.7MAREA MEDIAN · 3.8M−2%
AskingArea median 3.8MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D18
was €1.13M → €1.11M
18d after listing
−2.2%
-€25K
TOTAL · 18D
−2.2%
-€25K
NARRATIVESingle cut of 2.2% — 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
€6K−€130 / mo

vs €6K at pre-drop price (€1.13M) · See cuts ↓

DOWN PAYMENT
€222K
20% of price
DLD FEE
€44K
4% of price
MORTGAGE REG
€2K
0.25% loan + 290
CASH TO CLOSE
€268K
Day-one out-of-pocket
LOAN AMOUNT
€887K
25y · 6.00%
TOTAL INTEREST
€827K
Over full term
RENT VS BUY
RENT · ESTIMATE
€5K
/ mo · ~6% gross yield
BUY · NOW
€6K
+€990 / 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
18.6k22.7k27.2k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€1K/mo.

V · COMPARABLES
AL SHAMKHA · 5BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 541 /sqft-22%

vs area median AED 692 /sqft · 50 comps

RANK
16 / 51
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M3.8M7.4M3,8337,88611,939SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 541221,115
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
35
70% of comps
CHEAPER /SQFT
15
See table
MEDIAN DOM
6d
this listing: 23d
NEW THIS WEEK
36
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€1.11M8,133541—23d—Great Price | First Resident | 6BR+M&Driver Villa€60K10,77022−4.0%28d-96%Corner 5BR+Maid Villa|Vacant |Large Layout€68K10,32026—13d-95%Double Row 5BR Corner Villa | Luxury Finishes€74K10,09829—7d-95%Corner Unit l Vacant l Huge Plot€88K11,28931—19d-94%Brand New Modern 4BR | Family Living€53K5,48738—9d-93%
TAKEAWAYOf 50 comparables, 35 are more expensive per sqft. The 15 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 SHAMKHA · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1245↑436 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€945KThis: €1.11M · +17%
MINMEDIANMAX
AVG DOM
14d
THIS: 36D · +22D
ACTIVE COMPS
247
listings in segment
SIMILAR INVENTORY
Browse drops in Al Shamkha
Browse
VII · TRUST & ACTION
DATA ATTESTED · 27 MAY, 16:25

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · SM-787800-4
Last verified
2h ago
27 May, 16:25
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

No verified specialist for this area yet. Submit a callback and we'll match one.

Request a callback
We aim to respond within 4hNo spam · 1 message
SAVE & SHARE
Share

Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN AL SHAMKHA · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−1%SCORE 46
Biggest Plot | Single Row | Price Dropped
VILLA · THE MAGNOLIAS
€1.76M
€1.79M
PRICE TRAJECTORY
SCORE 25
Waterfront |6 M-BR +Maid | Pool | Luxury Finishing
VILLA · LEA
€3.78M
ACTIVE LISTING
SCORE 25
Single Row | Private Pool | Facing Park | Luxury 5
VILLA · YAS ISLAND
€2.64M
ACTIVE LISTING
SCORE 25
Corner Villa| Ideal Location| Prime Community
VILLA · AL GHADEER
€844K
ACTIVE LISTING
Browse all drops in real estate →
Refreshed hourly