Drops · Realestate · Abu Dhabi · MussafahBack3W953NFAJB8WPB33712ZN8B58C2BHKSHABIYA

PREMIUM2BHK COMFORT HOME SHABIYALBALCONYLCENTRALAC

2BR + 2BA · 926 sqft · Shabiya

▼ −23.1%Verified 3h ago

Now

€13K

was €16K−€4K · −23.1%

2-day history

Open on PropertyFinder

2-day history

AED 54

Price / sqft

926 sqft

Built-up area

2BR + 2BA

16d

On market

vs 6d median

EUR 258

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE 55 / 100

WHY THIS IS A DEAL

HEADLINE · COMPOSITE

Good opportunity

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

SCORE BREAKDOWN · 55 PTS

Drop % 35/35

Negotiability 11/25

Confidence 9/10

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

MOTIVATION · 40

1 cut · 16d on market · Price evidence ↓

VELOCITY MEDIUM·LATEST CUT −23%

NEGOTIABILITY · MODERATE

MODERATE

Suggested offer €12K – €12K. Request a callback ↓

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

5 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Mussafah, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −23.1% · −-€4K

PRICE ACTION · 1 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 0.1MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

was €16K → €13K

1d after listing

−23.1%

-€4K

TOTAL · 1D

−23.1%

-€4K

NARRATIVESingle cut of 23.1% — 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

€65−€19 / mo

vs €84 at pre-drop price (€16K) · See cuts ↓

DOWN PAYMENT

€3K

20% of price

DLD FEE

€504

4% of price

MORTGAGE REG

€98

0.25% loan + 290

CASH TO CLOSE

€3K

Day-one out-of-pocket

LOAN AMOUNT

€10K

25y · 6.00%

TOTAL INTEREST

€9K

Over full term

RENT VS BUY

RENT · ESTIMATE

€63

/ mo · ~6% gross yield

BUY · NOW

€65

+€2 / 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 ~€13/mo.

V · COMPARABLES

MUSSAFAH · 2BR · ACTIVE

VALUE · 5 COMPS

VALUE HEADLINE

AED 54 /sqft-2%

vs area median AED 55 /sqft · 4 comps

RANK

1 / 5

CHEAPEST QUARTILE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 4 LISTINGS

MORE EXPENSIVE /SQFT

50% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThis€13K92654—0d—Sophisticated2BHK Retreat|Family Living in Shabia€13K92654−23.1%0d0%Spacious 2BHKl Balcony & Built-in Wardrobe€13K92654−23.1%0d0%1BHK Apartment in Shabiya with basement parking€14K1,00055—0d+2%Family Community | 2 bed 4 bath | Pool + Gym |€21K1,25068—0d+26%

TAKEAWAYOf 4 comparables, 2 are more expensive per sqft. The 2 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

MUSSAFAH · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

SLOWING

↓ 338↓1597 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

€13KThis: €13K · 0%

AVG DOM

THIS: 16D · +10D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Mussafah

Browse

VII · TRUST & ACTION

DATA ATTESTED · 05 JUN, 06:46

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · 3W953NFAJB8WPB33712ZN8B58C2bhkshabiya

Last verified

…

05 Jun, 06:46

Freshness

Hourly

2h scan window

Method

Direct scrape

Reference-keyed

VERIFIED SPECIALISTS

We aim to respond within 4hNo spam · 1 message

SAVE & SHARE

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

VIII · NEXT BEST

4 ACTIVE IN MUSSAFAH · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−23%SCORE 71

Sophisticated2BHK Retreat|Family Living in Shabia

1BR RTM | From Owner | Payment Solutions

Vacant | 2br w Maid | High Floor | Stunning Views

APARTMENT · REEM NINE

€58K

ACTIVE LISTING

SCORE 25

Studio With Balcony | Garden & Pool View | Vacant

APARTMENT · SAADIYAT ISLAND

€20K

ACTIVE LISTING

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