Drops · Realestate · Abu Dhabi · Al SamhaBackMCP-S-57930

4BR VILLA MANAZEL AL REEF 2

4BR + 3BA · 1,689 sqft · Manazel Al Reef 2

▼ −12.1%★ Golden VisaVerified 4h ago

Now

AED 2.55M

was 2.90M−350K · −12.1%

11-day history

Open on PropertyFinder

11-day history

II · THE THESIS

DEAL SCORE 40 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 40/100 (Good opportunity) because seller has made 1 cut since listing 63d ago. A fair offer band sits AED 2.37M–AED 2.47M.

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 · 40 PTS

Drop % 21/35

Negotiability 10/25

Confidence 9/10

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

MOTIVATION · 40

1 cut · 63d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −12%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer AED 2.37M – AED 2.47M. Request a callback ↓

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

3 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Samha, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −12.1% · −-350K

PRICE ACTION · 4 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 1.9MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was AED 2.90M → AED 2.55M

4d after listing

−12.1%

-AED 350K

TOTAL · 4D

−12.1%

-AED 350K

NARRATIVESingle cut of 12.1% — 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 13K−AED 2K / mo

vs AED 15K at pre-drop price (AED 2.90M) · See cuts ↓

DOWN PAYMENT

AED 510K

20% of price

DLD FEE

AED 102K

4% of price

MORTGAGE REG

AED 5K

0.25% loan + 290

CASH TO CLOSE

AED 617K

Day-one out-of-pocket

LOAN AMOUNT

AED 2.04M

25y · 6.00%

TOTAL INTEREST

AED 1.90M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 10K

/ mo · ~6% gross yield

BUY · NOW

AED 13K

+AED 4K / 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 3K/mo.

V · COMPARABLES

AL SAMHA · 4BR · ACTIVE

VALUE · 2 COMPS

VALUE HEADLINE

AED 1,510 /sqft+40%

vs area median AED 1,079 /sqft · 1 comps

RANK

2 / 2

MID/HIGH RANGE

AED / SQFT · DISTRIBUTION

BREAKDOWN · 1 LISTINGS

MORE EXPENSIVE /SQFT

0% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 2.55M1,6891,510—0d—3Bedroom + MaidsRoom |Best Location |Available NowAED 1.80M1,6681,079—0d-29%

TAKEAWAYOf 1 comparables, 0 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

AL SAMHA · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

SLOWING

↓ 921↓1014 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

AED 1.90MThis: AED 2.55M · +34%

AVG DOM

THIS: 63D · +59D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Al Samha

Browse

VII · TRUST & ACTION

DATA ATTESTED · 25 JUN, 12:29

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · MCP-S-57930

Last verified

…

25 Jun, 12:29

Freshness

Hourly

2h scan window

Method

Direct scrape

Reference-keyed

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