Drops · Realestate · Abu Dhabi · The DahliasBackALZAEEM-221607

5BR VILLA THE DAHLIAS

5BR + 7BA · 13,713 sqft

▼ −11.8%★ Golden VisaVerified 42d ago

Now

$4.08M

was $4.63M−$545K · −11.8%

69-day history

Open on PropertyFinder

69-day history

II · THE THESIS

DEAL SCORE 42 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 42/100 (Good opportunity) because seller has made 1 cut since listing 70d ago. A fair offer band sits $3.80M–$3.96M.

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 · 42 PTS

Drop % 21/35

Negotiability 12/25

Confidence 9/10

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

MOTIVATION · 40

1 cut · 70d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −12%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer $3.80M – $3.96M. 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

18 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

The Dahlias, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −11.8% · −-$545K

PRICE ACTION · 11 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.3MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D11

was $4.63M → $4.08M

11d after listing

−11.8%

-$545K

TOTAL · 11D

−11.8%

-$545K

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

$21K−$3K / mo

vs $24K at pre-drop price ($4.63M) · See cuts ↓

DOWN PAYMENT

$817K

20% of price

DLD FEE

$163K

4% of price

MORTGAGE REG

$8K

0.25% loan + 290

CASH TO CLOSE

$989K

Day-one out-of-pocket

LOAN AMOUNT

$3.27M

25y · 6.00%

TOTAL INTEREST

$3.05M

Over full term

RENT VS BUY

RENT · ESTIMATE

$361

/ mo · ~6% gross yield

BUY · NOW

$21K

+$21K / 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 ~$4K/mo.

V · COMPARABLES

THE DAHLIAS · 5BR · ACTIVE

VALUE · 7 COMPS

VALUE HEADLINE

AED 1,094 /sqft+1321%

vs area median AED 77 /sqft · 6 comps

RANK

6 / 7

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 6 LISTINGS

MORE EXPENSIVE /SQFT

17% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThis$4.08M13,7131,094—0d—Upscale 4BR Villa | Single Row | Brand New Vacant$82K5,38956—0d-95%Single Row-Corner Unit |Golf View | First Occupier$123K7,54260—0d-95%Experience Elevated Living in This Brand-New Home$82K4,85562—0d-94%4 BR Villa with Golf View on Yas Island$136K6,45877—0d-93%Corner Plot | Golf course views | Landscaped$123K5,56581—0d-93%

TAKEAWAYOf 6 comparables, 1 are more expensive per sqft. The 5 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

THE DAHLIAS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

SLOWING

↓ 281↓757 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

$72KThis: $4.08M · +5560%

AVG DOM

11d

THIS: 70D · +59D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in The Dahlias

Browse

VII · TRUST & ACTION

DATA ATTESTED · 28 MAY, 04:51

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · ALZAEEM-221607

Last verified

…

28 May, 04:51

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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