Drops · Realestate · Abu Dhabi · The MagnoliasBackSUS-R-ASM5NG1QJ

4BR TOWNHOUSE THE MAGNOLIAS

4BR + 5BA · 5,800 sqft

▼ −11.8%Verified 3h ago

Now

AED 335K

was 380K−45K · −11.8%

55-day history

−50dToday

Open on PropertyFinder

55-day history

🔄Relisted — this listing was removed and reappeared (last: 12 Jul)

II · THE THESIS

DEAL SCORE 50 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 50/100 (Good opportunity) because seller has made 1 cut since listing 73d ago. A fair offer band sits AED 312K–AED 325K.

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 · 50 PTS

Drop % 21/35

Negotiability 10/25

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 40

1 cut · 73d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −12%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer AED 312K – AED 325K. 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

17 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

The Magnolias, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −11.8% · −-45K

PRICE ACTION · 49 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

D49

was AED 380K → AED 335K

49d after listing

−11.8%

-AED 45K

TOTAL · 49D

−11.8%

-AED 45K

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

AED 2K−AED 232 / mo

vs AED 2K at pre-drop price (AED 380K) · See cuts ↓

DOWN PAYMENT

AED 67K

20% of price

DLD FEE

AED 13K

4% of price

MORTGAGE REG

AED 960

0.25% loan + 290

CASH TO CLOSE

AED 81K

Day-one out-of-pocket

LOAN AMOUNT

AED 268K

25y · 6.00%

TOTAL INTEREST

AED 250K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 1K

/ mo · ~6% gross yield

BUY · NOW

AED 2K

+AED 327 / 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 342/mo.

V · COMPARABLES

THE MAGNOLIAS · 4BR · ACTIVE

VALUE · 7 COMPS

VALUE HEADLINE

AED 58 /sqft-36%

vs area median AED 90 /sqft · 6 comps

RANK

1 / 7

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 6 LISTINGS

MORE EXPENSIVE /SQFT

100% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 6 comparables, 6 are more expensive per sqft.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

THE MAGNOLIAS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

SLOWING

↓ 608↓430 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

AED 280KThis: AED 335K · +20%

AVG DOM

14d

THIS: 73D · +59D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in The Magnolias

Browse

VII · TRUST & ACTION

DATA ATTESTED · 18 JUL, 02:55

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · SUS-R-ASM5NG1QJ

Last verified

…

18 Jul, 02:55

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.