6 BR VILLA ELEGANT COMMUNITY · PRIME LOCATION
6BR + 7BA · 5,220 sqft · Fay Al Reeman II
▼ −6.5%★ Golden VisaVerified 1h ago
1-day history
AED 1,111
Price / sqft
5,220 sqft
Built-up area
6BR + 7BA
14d
On market
vs 15d median
USD 29,896
Mortgage est.
25y · 6% · 20% down
🔄Relisted — this listing was removed and reappeared (last: 02 Jun)
II · THE THESIS
DEAL SCORE 36 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Fair deal
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 36 PTS
11
6
9
10
Drop % 11/35
Negotiability 6/25
Confidence 9/10
Relist signal 10/10
Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.
03
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
253 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Shamkha, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −6.5% · −-$109KPRICE ACTION · 13 DAYS
AskingArea median 1.5MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D13
was $1.69M → $1.58M
13d after listing
−6.5%
-$109K
TOTAL · 13D
−6.5%
-$109K
NARRATIVESingle cut of 6.5% — 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 ASSUMPTIONSMORTGAGE · 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
$8K−$561 / mo
vs $9K at pre-drop price ($1.69M) · See cuts ↓
DOWN PAYMENT
$316K
20% of price
DLD FEE
$63K
4% of price
MORTGAGE REG
$3K
0.25% loan + 290
CASH TO CLOSE
$382K
Day-one out-of-pocket
LOAN AMOUNT
$1.26M
25y · 6.00%
TOTAL INTEREST
$1.18M
Over full term
RENT VS BUY
RENT · ESTIMATE
$2K
/ mo · ~6% gross yield
BUY · NOW
$8K
+$6K / 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 RATESIf rates climb to 8%, your payment grows by ~$2K/mo.
V · COMPARABLES
AL SHAMKHA · 6BR · ACTIVEVALUE · 51 COMPS
VALUE HEADLINE
AED 1,111 /sqft+95%
vs area median AED 570 /sqft · 50 comps
RANK
50 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
1
2% of comps
CHEAPER /SQFT
49
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
50
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$1.58M5,2201,111—0d—Ready To Move | Brand New Villa | Inquire Us Now$82K11,32226—0d-98%Ready To Move | Brand New Villa | Corner Unit$82K11,32226—0d-98%Corner 5BR+Maid Villa|Vacant |Large Layout$74K10,32026—0d-98%Corner Unit l Ready To Move In l Private Garden$95K11,28931—0d-97%Corner Villa | Huge Plot | Brand New! 4 Payments !$68K8,07331—0d-97%TAKEAWAYOf 50 comparables, 1 are more expensive per sqft. The 49 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 COMPSGEOGRAPHY · PULSE · VELOCITY
No coordinates for this area yet.
AREA PULSE · 30D
SLOWING↓ 131↓1804 vs last 30d
drops detected · UAE-wide
MEDIAN PRICE · ACTIVE
$408KThis: $1.58M · +287%
AVG DOM
15d
THIS: 14D · −1D
ACTIVE COMPS
253
listings in segment
SIMILAR INVENTORY
Browse drops in Al Shamkha
VII · TRUST & ACTION
DATA ATTESTED · 02 JUN, 12:34THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · VI27202
Last verified
…
02 Jun, 12:34
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VIII · NEXT BEST
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SCORE 25
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VILLA · ASPENS
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ACTIVE LISTING
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