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HOT DEAL TWIN VILLA · SINGLE ROW 4BR+M

4BR + 5BA · 3,937 sqft

▼ −0.9%★ Golden VisaVerified 9m ago

Now

AED 5.75M

was 5.80M−50K · −0.9%
Open on PropertyFinder

6-day history

AED 1,461

Price / sqft

3,937 sqft

Built-up area

4BR + 5BA

10d

On market

vs 13d median

AED 29,638

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 15 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
15/ 100
Below average

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

SCORE BREAKDOWN · 15 PTS
2
4
9
Drop % 2/35
Negotiability 4/25
Confidence 9/10

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

02
MOTIVATION · 20
20
1 cut · 10d on market · Price evidence ↓
ListedD0−1%D3+3d
VELOCITY LOW·LATEST CUT −1%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 5.35M – AED 5.58M. Request a callback ↓
ASKSUGGESTED OFFERAED 5.58MAED 5.35MAED 5.75Mlow AED 4.31M
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
34 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Reem Hills, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −0.9% · −-50K

PRICE ACTION · 3 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
5.0M5.3M5.7M6.1MAREA MEDIAN · 5.2M−1%
AskingArea median 5.2MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D3
was AED 5.80M → AED 5.75M
3d after listing
−0.9%
-AED 50K
TOTAL · 3D
−0.9%
-AED 50K
NARRATIVESingle cut of 0.9% — 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 30K−AED 258 / mo

vs AED 30K at pre-drop price (AED 5.80M) · See cuts ↓

DOWN PAYMENT
AED 1.15M
20% of price
DLD FEE
AED 230K
4% of price
MORTGAGE REG
AED 12K
0.25% loan + 290
CASH TO CLOSE
AED 1.39M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.60M
25y · 6.00%
TOTAL INTEREST
AED 4.29M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 26K
/ mo · ~6% gross yield
BUY · NOW
AED 30K
+AED 3K / 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
24.3k29.6k35.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 6K/mo.

V · COMPARABLES
REEM HILLS · 4BR · ACTIVE

VALUE · 23 COMPS

VALUE HEADLINE
AED 1,461 /sqft-8%

vs area median AED 1,591 /sqft · 22 comps

RANK
6 / 23
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
3.3M8.9M14.5M2,0456,86011,675SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,4611,2411,997
BREAKDOWN · 22 LISTINGS
MORE EXPENSIVE /SQFT
17
77% of comps
CHEAPER /SQFT
5
See table
MEDIAN DOM
6d
this listing: 10d
NEW THIS WEEK
12
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.75M3,9371,461—10d—Single Row 5BR+Maids | Standalone Villa | Zen TypeAED 13.80M11,1191,241−4.1%14d-15%Family Home | Corner TH | Sunset Valley |Huge PlotAED 4.80M3,7521,279—0d-12%√ Single Row | Next to Corner | Minimal Villa √AED 9.30M6,8861,351—20d-8%Premium 4 Bedroom Twin Villa | Genuine ResaleAED 5.67M3,9571,433—10d-2%HOT Deal|Lowest Price|Twin Villa|Near To BeachAED 5.75M3,9931,440−0.9%40d-1%
TAKEAWAYOf 22 comparables, 17 are more expensive per sqft. The 5 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
REEM HILLS · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1159↑350 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 5.24MThis: AED 5.75M · +10%
MINMEDIANMAX
AVG DOM
13d
THIS: 10D · −3D
ACTIVE COMPS
34
listings in segment
SIMILAR INVENTORY
Browse drops in Reem Hills
Browse
VII · TRUST & ACTION
DATA ATTESTED · 24 MAY, 09:31 PM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · MCSP-26700
Last verified
9m ago
24 May, 09:31 PM
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

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

VIII · NEXT BEST
4 ACTIVE IN REEM HILLS · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−2%SCORE 40
SPACIOUS UNIT SINGLE ROW 3BR VILLA BOOK NOW
VILLA · CONTEMPORARY STYLE
AED 2.05M
AED 2.10M
ACTIVE LISTING
SCORE 25
Spacious 5BR + Maid Villa | Premium Location
VILLA · AL HUDAYRIAT ISLAND
AED 21.00M
ACTIVE LISTING
SCORE 25
Single Row | End Unit | Minimal Type | Own it!
VILLA · REEM HILLS
AED 20.00M
ACTIVE LISTING
SCORE 25
4BR+M | Single Row | Near Corner | Luxury Living
VILLA · BLOOM LIVING
AED 4.95M
ACTIVE LISTING
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