SINGLE ROW PRIME LOCATION · TWIN VILLA
4BR + 5BA · 3,957 sqft
▼ −8.1%★ Golden VisaVerified 37m ago
1-day history
AED 1,440
Price / sqft
3,957 sqft
Built-up area
4BR + 5BA
39d
On market
vs 10d median
AED 29,380
Mortgage est.
25y · 6% · 20% down
🔄Relisted — this listing was removed and reappeared (last: 04 Jun)
II · THE THESIS
DEAL SCORE 40 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Good opportunity
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 40 PTS
14
7
9
10
Drop % 14/35
Negotiability 7/25
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
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
37 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Reem Hills, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −8.1% · −-500KPRICE ACTION · 37 DAYS
AskingArea median 4.1MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D37
was AED 6.20M → AED 5.70M
37d after listing
−8.1%
-AED 500K
TOTAL · 37D
−8.1%
-AED 500K
NARRATIVESingle cut of 8.1% — 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 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 29K−AED 3K / mo
vs AED 32K at pre-drop price (AED 6.20M) · See cuts ↓
DOWN PAYMENT
AED 1.14M
20% of price
DLD FEE
AED 228K
4% of price
MORTGAGE REG
AED 12K
0.25% loan + 290
CASH TO CLOSE
AED 1.38M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.56M
25y · 6.00%
TOTAL INTEREST
AED 4.25M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 20K
/ mo · ~6% gross yield
BUY · NOW
AED 29K
+AED 9K / 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 RATESIf rates climb to 8%, your payment grows by ~AED 6K/mo.
V · COMPARABLES
REEM HILLS · 4BR · ACTIVEVALUE · 23 COMPS
VALUE HEADLINE
AED 1,440 /sqft-13%
vs area median AED 1,651 /sqft · 22 comps
RANK
3 / 23
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 22 LISTINGS
MORE EXPENSIVE /SQFT
20
91% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
22
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.70M3,9571,440—0d—Luxury Living | Spacious Villa | Prime LocationAED 13.50M13,1421,027—0d-29%√ Single Row | Next to Corner | Minimal Villa √AED 9.30M6,8861,351—0d-6%Hot Deal | Twin Villa | Single Row 4BR+M | BalconyAED 5.75M3,9371,461−0.9%0d+1%Exclusive Twin VillaI Luxury LivingI Best LocationAED 5.70M3,8861,467—0d+2%Hot Deal 4BHK | Elegant Finishing | Ideal locationAED 5.75M3,9201,467—0d+2%TAKEAWAYOf 22 comparables, 20 are more expensive per sqft. The 2 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
REEM HILLS · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
No coordinates for this area yet.
AREA PULSE · 30D
SLOWING↓ 350↓1585 vs last 30d
drops detected · UAE-wide
MEDIAN PRICE · ACTIVE
AED 4.08MThis: AED 5.70M · +40%
AVG DOM
10d
THIS: 39D · +29D
ACTIVE COMPS
37
listings in segment
SIMILAR INVENTORY
Browse drops in Reem Hills
VII · TRUST & ACTION
DATA ATTESTED · 05 JUN, 10:34THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · VI143935ACS
Last verified
…
05 Jun, 10:34
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VIII · NEXT BEST
4 ACTIVE IN REEM HILLS · RANKED BY RECENCYSIMILAR OPPORTUNITIES
SCORE 25
Single Row | End Unit | Minimal Type | Own it!
VILLA · REEM HILLS
AED 20.00M
ACTIVE LISTING
SCORE 25
SPACIOUS SINGLE ROW 3BR VILLA BIG GARDEN BOOK NOW
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AED 2.02M
ACTIVE LISTING
SCORE 25
Redevelopment opportunity - corner plot
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ACTIVE LISTING
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Standout Corner Villa | 5 Bed | Exceptional Plot
VILLA · YAS ISLAND
AED 7.95M
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