2BR+MAID BALCONY · DIRECT BEACH ACCESS
2BR + 4BA · 1,942 sqft
▼ −3.3%Dropped 2×Verified 10m ago
24-day history · 2 cuts
AED 149
Price / sqft
−66% vs area median
1,942 sqft
Built-up area
2BR + 4BA
38d
On market
vs 18d median
AED 1,495
Mortgage est.
25y · 6% · 20% down
2× / 24d
Drop velocity
Accelerating
🔄Relisted — this listing was removed and reappeared (last: 01 Jun)
II · THE THESIS
DEAL SCORE 51 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Good opportunity
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 51 PTS
3
9
20
9
10
Drop % 3/35
Negotiability 9/25
Below median 20/20
Confidence 9/10
Relist signal 10/10
Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
14 ACTIVE COMPS IN MAMSHA AL SAADIYAT
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
14 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Mamsha Al Saadiyat, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −3.3% · −-10KPRICE ACTION · 37 DAYS
AskingArea median 0.8MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D13
was AED 300K → AED 295K
13d after listing
−1.7%
-AED 5K
D37
was AED 295K → AED 290K
24d after previous cut
−1.7%
-AED 5K
TOTAL · 37D
−3.3%
-AED 10K
NARRATIVESeller has cut 2 times in 24 days — an unusually fast cadence for this segment. Latest cut (1.7%) 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 ASSUMPTIONSMORTGAGE · 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 1K−AED 52 / mo
vs AED 2K at pre-drop price (AED 300K) · See cuts ↓
DOWN PAYMENT
AED 58K
20% of price
DLD FEE
AED 12K
4% of price
MORTGAGE REG
AED 870
0.25% loan + 290
CASH TO CLOSE
AED 70K
Day-one out-of-pocket
LOAN AMOUNT
AED 232K
25y · 6.00%
TOTAL INTEREST
AED 216K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 4K
/ mo · ~6% gross yield
BUY · NOW
AED 1K
−AED 3K / mo
0y10y
Buying beats renting after 0.4 years at the current price.
STRESS TEST
AT VARIOUS RATESIf rates climb to 8%, your payment grows by ~AED 296/mo.
V · COMPARABLES
MAMSHA AL SAADIYAT · 2BR · ACTIVEVALUE · 14 COMPS
VALUE HEADLINE
AED 149 /sqft-39%
vs area median AED 243 /sqft · 13 comps
RANK
4 / 14
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
10
77% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
13
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 290K1,942149—0d—2BR+M Townhouse l Vacant Now | Best PriceAED 350K3,218109—0d-27%Coastal Luxury | 2BR+Maid TH | Move In ReadyAED 425K3,221132—0d-11%Ready to move. Corner townhouse. Beach accessAED 425K3,222132−15.0%0d-11%Elegant 2BR+M | Beach Access | Community ViewAED 300K1,943154—0d+3%Fully Furnished | Stunning Sea View |2BR+M+StorageAED 400K2,065194−5.9%0d+30%TAKEAWAYOf 13 comparables, 10 are more expensive per sqft. The 3 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
MAMSHA AL SAADIYAT · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
No coordinates for this area yet.
AREA PULSE · 30D
SLOWING↓ 82↓1853 vs last 30d
drops detected · UAE-wide
MEDIAN PRICE · ACTIVE
AED 850KThis: AED 290K · -66%
AVG DOM
18d
THIS: 38D · +20D
ACTIVE COMPS
14
listings in segment
SIMILAR INVENTORY
Browse drops in Mamsha Al Saadiyat
VII · TRUST & ACTION
DATA ATTESTED · 01 JUN, 16:46THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ZME-R-29970
Last verified
…
01 Jun, 16:46
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 callbackWe aim to respond within 4hNo spam · 1 message
VIII · NEXT BEST
4 ACTIVE IN MAMSHA AL SAADIYAT · RANKED BY RECENCYSIMILAR OPPORTUNITIES
−4%SCORE 42
Prime Family Home | Central Area | Well-Kept
APARTMENT · ABU DHABI
AED 120K
AED 125K
ACTIVE LISTING
−6%SCORE 60
Monthly I Yearly I 1BR Furnished I Gym, ADDc Free
APARTMENT · ABU DHABI
AED 80K
AED 85K
PRICE TRAJECTORY
SCORE 25
1BHK for Rent| Gate Tower 1| Furnished | Low Floor
APARTMENT · THE GATE TOWER 1
AED 95K
ACTIVE LISTING
SCORE 25
1BHK in Najmat | Open View | Best Price
APARTMENT · NAJMAT TOWER C1
AED 79K
ACTIVE LISTING
Browse all drops in real estate →
Refreshed hourly