Drops · Realestate · Abu Dhabi · RabdanBack7NB359PTR1S3FB3ATCAGG4WNFM

5BR VILLA MANGROVE VILLAGE

5BR + 7BA · 5,349 sqft · Mangrove Village

▼ −28.6%★ Golden VisaVerified 6h ago

Now

AED 5.00M

was 7.00M−2.00M · −28.6%

54-day history

−50dToday

Open on PropertyFinder

54-day history

🔄Relisted — this listing was removed and reappeared (last: 09 Jul)

II · THE THESIS

DEAL SCORE 67 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 67/100 (Great deal) because seller has made 1 cut since listing 61d ago. A fair offer band sits AED 4.40M–AED 4.75M.

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

HEADLINE · COMPOSITE

Great deal

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

SCORE BREAKDOWN · 67 PTS

Drop % 35/35

Negotiability 13/25

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 50

1 cut · 61d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −29%

NEGOTIABILITY · HIGH

HIGH

Suggested offer AED 4.40M – AED 4.75M. 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

14 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Rabdan, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −28.6% · −-2.00M

PRICE ACTION · 49 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 2.6MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D49

was AED 7.00M → AED 5.00M

49d after listing

−28.6%

-AED 2.00M

TOTAL · 49D

−28.6%

-AED 2.00M

NARRATIVESingle cut of 28.6% — 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 26K−AED 10K / mo

vs AED 36K at pre-drop price (AED 7.00M) · See cuts ↓

DOWN PAYMENT

AED 1.00M

20% of price

DLD FEE

AED 200K

4% of price

MORTGAGE REG

AED 10K

0.25% loan + 290

CASH TO CLOSE

AED 1.21M

Day-one out-of-pocket

LOAN AMOUNT

AED 4.00M

25y · 6.00%

TOTAL INTEREST

AED 3.73M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 13K

/ mo · ~6% gross yield

BUY · NOW

AED 26K

+AED 13K / 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 5K/mo.

V · COMPARABLES

RABDAN · 5BR · ACTIVE

VALUE · 14 COMPS

VALUE HEADLINE

AED 935 /sqft+1040%

vs area median AED 82 /sqft · 13 comps

RANK

10 / 14

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 13 LISTINGS

MORE EXPENSIVE /SQFT

31% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 13 comparables, 4 are more expensive per sqft. The 9 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

5BR VILLA MANGROVE VILLAGE

WHY THIS IS A DEAL

PRICE ACTION · 49 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 14 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES