Drops · Realestate · Abu Dhabi · Al ShamkhaBackZME-R-29997

5BR VILLA FAY AL REEMAN II

5BR + 7BA · 5,048 sqft · Fay Al Reeman II

▼ −1.9%Verified 4h ago

Now

AED 265K

was 270K−5K · −1.9%

86-day history

−84dToday

Open on PropertyFinder

86-day history

🔄Relisted — this listing was removed and reappeared (last: 05 Aug)

II · THE THESIS

DEAL SCORE 49 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 49/100 (Good opportunity) because seller has made 1 cut since listing 86d ago and priced 84% below comparable Al Shamkha listings. A fair offer band sits AED 246K–AED 257K.

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 · 49 PTS

Drop % 3/35

Negotiability 7/25

Below median 20/20

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 30

1 cut · 86d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −2%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 246K – AED 257K. Find a specialist ↓

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

BELOW MEDIAN · −84%

−84%

AED 52/sqft vs area median 727/sqft. See 101 comps ↓

101 ACTIVE COMPS IN AL SHAMKHA

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

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

COMPS

101 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Shamkha, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −1.9% · −-5K

PRICE ACTION · 83 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 1.7MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D83

was AED 270K → AED 265K

83d after listing

−1.9%

-AED 5K

TOTAL · 83D

−1.9%

-AED 5K

NARRATIVESingle cut of 1.9% — 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 1K−AED 26 / mo

vs AED 1K at pre-drop price (AED 270K) · See cuts ↓

DOWN PAYMENT

AED 53K

20% of price

DLD FEE

AED 11K

4% of price

MORTGAGE REG

AED 820

0.25% loan + 290

CASH TO CLOSE

AED 64K

Day-one out-of-pocket

LOAN AMOUNT

AED 212K

25y · 6.00%

TOTAL INTEREST

AED 198K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 9K

/ mo · ~6% gross yield

BUY · NOW

AED 1K

−AED 7K / mo

0y10y

Buying beats renting after 0.1 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 270/mo.

V · COMPARABLES

AL SHAMKHA · 5BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE

AED 52 /sqft-93%

vs area median AED 727 /sqft · 50 comps

RANK

12 / 51

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 50 LISTINGS

MORE EXPENSIVE /SQFT

78% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 50 comparables, 39 are more expensive per sqft. The 11 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 FAY AL REEMAN II

WHY THIS IS A DEAL

PRICE ACTION · 83 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 51 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES