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Back7186-MZYLXV

PREMIUM DEAL 4 MBR+MAID VILLA · GREAT INVESTMENT

4BR + 7BA · 4,190 sqft · Fay Al Reeman II

▼ −1.3%★ Golden VisaVerified 2h ago

Now

€970K

was €982K−€13K · −1.3%
Open on PropertyFinder

2-day history

AED 919

Price / sqft

4,190 sqft

Built-up area

4BR + 7BA

11d

On market

vs 14d median

EUR 19,844

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 · 11d on market · Price evidence ↓
ListedD0−1%D6+6d
VELOCITY LOW·LATEST CUT −1%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €902K – €941K. Request a callback ↓
ASKSUGGESTED OFFER€941K€902K€970Klow €727K
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
247 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Shamkha, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −1.3% · −-€13K

PRICE ACTION · 6 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
3.6M3.7M3.9M4.1MAREA MEDIAN · 3.8M−1%
AskingArea median 3.8MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D6
was €982K → €970K
6d after listing
−1.3%
-€13K
TOTAL · 6D
−1.3%
-€13K
NARRATIVESingle cut of 1.3% — 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
€5K−€65 / mo

vs €5K at pre-drop price (€982K) · See cuts ↓

DOWN PAYMENT
€194K
20% of price
DLD FEE
€39K
4% of price
MORTGAGE REG
€2K
0.25% loan + 290
CASH TO CLOSE
€235K
Day-one out-of-pocket
LOAN AMOUNT
€776K
25y · 6.00%
TOTAL INTEREST
€724K
Over full term
RENT VS BUY
RENT · ESTIMATE
€5K
/ mo · ~6% gross yield
BUY · NOW
€5K
+€276 / 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
16.3k19.8k23.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€989/mo.

V · COMPARABLES
AL SHAMKHA · 4BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 919 /sqft+33%

vs area median AED 692 /sqft · 50 comps

RANK
44 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M3.8M7.4M1,0016,47011,939SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 919221,565
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
7
14% of comps
CHEAPER /SQFT
43
See table
MEDIAN DOM
6d
this listing: 8d
NEW THIS WEEK
36
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€970K4,190919—8d—Great Price | First Resident | 6BR+M&Driver Villa€60K10,77022−4.0%28d-98%Corner 5BR+Maid Villa|Vacant |Large Layout€68K10,32026—13d-97%Double Row 5BR Corner Villa | Luxury Finishes€74K10,09829—7d-97%Standalone Villa 5 MBR + Maid & Driver | Big Patio€50K5,60036—8d-96%Brand New Modern 4BR | Family Living€53K5,48738—9d-96%
TAKEAWAYOf 50 comparables, 7 are more expensive per sqft. The 43 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
AL SHAMKHA · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1245↑436 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€945KThis: €970K · +3%
MINMEDIANMAX
AVG DOM
14d
THIS: 11D · −3D
ACTIVE COMPS
247
listings in segment
SIMILAR INVENTORY
Browse drops in Al Shamkha
Browse
VII · TRUST & ACTION
DATA ATTESTED · 27 MAY, 16:25

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · 7186-MzYLxV
Last verified
2h ago
27 May, 16:25
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 AL SHAMKHA · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−5%SCORE 56
Premium finishes | Direct Park access | Single Row
VILLA · SAADIYAT ISLAND
€2.52M
€2.64M
PRICE TRAJECTORY
SCORE 25
Waterfront |6 M-BR +Maid | Pool | Luxury Finishing
VILLA · LEA
€3.78M
ACTIVE LISTING
SCORE 25
Single Row | Private Pool | Facing Park | Luxury 5
VILLA · YAS ISLAND
€2.64M
ACTIVE LISTING
SCORE 25
Corner Villa| Ideal Location| Prime Community
VILLA · AL GHADEER
€844K
ACTIVE LISTING
Browse all drops in real estate →
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