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HOT DEAL MODERN LIVING · LOW PREMIUM

2BR + 2BA · 792 sqft · Reeman Living II

▼ −7.3%Verified 2h ago

Now

€257K

was €277K−€20K · −7.3%
Open on PropertyFinder

18-day history

AED 1,288

Price / sqft

−1% vs area median

792 sqft

Built-up area

2BR + 2BA

19d

On market

vs 16d median

EUR 5,257

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 10 Jun)
II · THE THESIS
DEAL SCORE 38 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 38/100 (Fair deal) because seller has made 1 cut since listing 19d ago and priced 1% below comparable Al Shamkha listings. A fair offer band sits €239K–€249K.

All four signals + supporting evidence below. How do these scores work?

01
HEADLINE · COMPOSITE
38/ 100
Fair deal

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

SCORE BREAKDOWN · 38 PTS
13
6
9
10
Drop % 13/35
Negotiability 6/25
Confidence 9/10
Relist signal 10/10

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

02
MOTIVATION · 25
25
1 cut · 19d on market · Price evidence ↓
ListedLISTED−7%LATEST+17d
VELOCITY LOW·MOST RECENT CUT −7%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €239K – €249K. Request a callback ↓
ASKSUGGESTED OFFER€249K€239K€257Klow €193K
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −1%
−1%
AED 1,288/sqft vs area median 1,439/sqft. See 241 comps ↓
MINMEDIANMAXAED 1,288/SQFT
241 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
241 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Shamkha, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −7.3% · −-€20K

PRICE ACTION · 17 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
1.0M1.0M1.1M1.2MAREA MEDIAN · 1.0M−7%
AskingArea median 1.0MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D17
was €277K → €257K
17d after listing
−7.3%
-€20K
TOTAL · 17D
−7.3%
-€20K
NARRATIVESingle cut of 7.3% — 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
€1K−€104 / mo

vs €1K at pre-drop price (€277K) · See cuts ↓

DOWN PAYMENT
€51K
20% of price
DLD FEE
€10K
4% of price
MORTGAGE REG
€587
0.25% loan + 290
CASH TO CLOSE
€62K
Day-one out-of-pocket
LOAN AMOUNT
€206K
25y · 6.00%
TOTAL INTEREST
€192K
Over full term
RENT VS BUY
RENT · ESTIMATE
€1K
/ mo · ~6% gross yield
BUY · NOW
€1K
+€28 / 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
4.3k5.3k6.3k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€262/mo.

V · COMPARABLES
AL SHAMKHA · 2BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 1,288 /sqft-10%

vs area median AED 1,439 /sqft · 50 comps

RANK
11 / 51
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M2.2M4.4M4603,4006,341SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,2881241,856
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
39
78% of comps
CHEAPER /SQFT
11
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
50
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€257K7921,288—0d—Highest Floor | Brand New | Ready To Move In€15K485124—0d-90%Highest Floor | First Tenant | Move In Ready€16K485134—0d-90%Highest Floor | First Tenant | Ready To Move In€16K485134—0d-90%Highest Floor | First Tenant | Move In Ready€16K485134—0d-90%Cozy Brand New Apartment | Ready to Move in€18K484145—0d-89%
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

VI · AREA INTEL
AL SHAMKHA · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
SLOWING
↓ 667↓1268 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€259KThis: €257K · -1%
MINMEDIANMAX
AVG DOM
16d
THIS: 19D · +3D
ACTIVE COMPS
241
listings in segment
SIMILAR INVENTORY
Browse drops in Al Shamkha
Browse
VII · TRUST & ACTION
DATA ATTESTED · 11 JUN, 16:33

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · Deals-S54821
Last verified
…
11 Jun, 16:33
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

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