Drops · Realestate · Abu Dhabi · Al SamhaBackQ7D4Q8W2170ZY3J1S104ZFHQ9G

3BR TOWNHOUSE MANAZEL AL REEF 2

3BR + 4BA · 2,800 sqft · Manazel Al Reef 2

▼ −4.0%Verified 6h ago

Now

€30K

was €31K−€1K · −4.0%

76-day history

−76dToday

Open on PropertyFinder

76-day history

🔄Relisted — this listing was removed and reappeared (last: 02 Aug)

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 97d ago and priced 11% below comparable Al Samha listings. A fair offer band sits €28K–€29K.

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 % 7/35

Negotiability 9/25

Below median 7/20

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 35

1 cut · 97d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −4%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer €28K – €29K. Find a specialist ↓

BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

BELOW MEDIAN · −11%

−11%

AED 43/sqft vs area median 661/sqft. See 9 comps ↓

9 ACTIVE COMPS IN AL SAMHA

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

9 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Samha, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −4.0% · −-€1K

PRICE ACTION · 75 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.1MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D75

was €31K → €30K

75d after listing

−4.0%

-€1K

TOTAL · 75D

−4.0%

-€1K

NARRATIVESingle cut of 4.0% — 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

€156−€7 / mo

vs €162 at pre-drop price (€31K) · See cuts ↓

DOWN PAYMENT

€6K

20% of price

DLD FEE

€1K

4% of price

MORTGAGE REG

€134

0.25% loan + 290

CASH TO CLOSE

€7K

Day-one out-of-pocket

LOAN AMOUNT

€24K

25y · 6.00%

TOTAL INTEREST

€23K

Over full term

RENT VS BUY

RENT · ESTIMATE

€170

/ mo · ~6% gross yield

BUY · NOW

€156

−€14 / mo

0y10y

Buying beats renting after 7.9 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~€31/mo.

V · COMPARABLES

AL SAMHA · 3BR · ACTIVE

VALUE · 9 COMPS

VALUE HEADLINE

AED 43 /sqft-93%

vs area median AED 661 /sqft · 8 comps

RANK

2 / 9

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 8 LISTINGS

MORE EXPENSIVE /SQFT

88% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThis€30K2,80043—0d—Stand Alone l Living Room l Maid room€28K2,80039−4.3%0d-9%Vacant Now | Spacious Living | With Maids Room !€30K2,68845—0d+5%Corner Villa | Private Garden | Move in Aug 5€34K1,66881—0d+88%Premium 3BD Duplex | Corner Villa | Upcoming |€34K1,66881—0d+88%HOT PRICE l SINGLE ROW l 3 BED l LIMITED OFFER€466K2,800661—0d+1437%

TAKEAWAYOf 8 comparables, 7 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

↓ 145↓423 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

€34KThis: €30K · -11%

AVG DOM

23d

THIS: 97D · +74D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Al Samha

Browse

VII · TRUST & ACTION

DATA ATTESTED · 08 AUG, 16:41

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · Q7D4Q8W2170ZY3J1S104ZFHQ9G

Last verified

…

08 Aug, 16:41

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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