Drops · Realestate · Abu Dhabi · Noya 1BackZME-S-93818

3BR TOWNHOUSE NOYA 1

3BR + 4BA · 1,816 sqft

▼ −3.8%★ Golden VisaDropped 2×Verified 6h ago

Now

AED 3.85M

was 4.00M−150K · −3.8%

Cuts every ~56d · next window in ~47d

76-day history · 2 cuts

−68dToday

Open on PropertyFinder

76-day history · 2 cuts

🔄Relisted — this listing was removed and reappeared (last: 30 Jul)

II · THE THESIS

DEAL SCORE 34 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 34/100 (Fair deal) because seller has made 2 cuts over 56 days. A fair offer band sits AED 3.58M–AED 3.73M.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Fair deal

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN · 34 PTS

Drop % 4/35

Negotiability 11/25

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 50

2 cuts in 56d · 89d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −3%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer AED 3.58M – AED 3.73M. 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

11 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Noya 1, last 180d

REFRESH

Hourly

III · THE EVIDENCE

2 CUTS · −3.8% · −-150K

PRICE ACTION · 67 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 3.7MExpected rangeCut event

CUT-BY-CUT · 2 EVENTS

D11

was AED 4.00M → AED 3.95M

11d after listing

−1.3%

-AED 50K

D67

was AED 3.95M → AED 3.85M

56d after previous cut

−2.5%

-AED 100K

TOTAL · 67D

−3.8%

-AED 150K

NARRATIVESeller has cut 2 times in 56 days — an unusually fast cadence for this segment. Latest cut (2.5%) 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 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 20K−AED 773 / mo

vs AED 21K at pre-drop price (AED 4.00M) · See cuts ↓

DOWN PAYMENT

AED 770K

20% of price

DLD FEE

AED 154K

4% of price

MORTGAGE REG

AED 8K

0.25% loan + 290

CASH TO CLOSE

AED 932K

Day-one out-of-pocket

LOAN AMOUNT

AED 3.08M

25y · 6.00%

TOTAL INTEREST

AED 2.87M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 19K

/ mo · ~6% gross yield

BUY · NOW

AED 20K

+AED 1K / 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 4K/mo.

V · COMPARABLES

NOYA 1 · 3BR · ACTIVE

VALUE · 11 COMPS

VALUE HEADLINE

AED 2,120 /sqft+22%

vs area median AED 1,738 /sqft · 10 comps

RANK

9 / 11

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 10 LISTINGS

MORE EXPENSIVE /SQFT

20% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 10 comparables, 2 are more expensive per sqft. The 8 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

3BR TOWNHOUSE NOYA 1

WHY THIS IS A DEAL

PRICE ACTION · 67 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 11 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES