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BackES-S-30536-1

BRAND NEW VILLA READY TO BE OCCUPIED

4BR + 5BA · 5,488 sqft · Fay Al Reeman II

★ Golden VisaVerified 6h ago

Now

AED 4.00M

Open on PropertyFinder

AED 729

Price / sqft

5,488 sqft

Built-up area

4BR + 5BA

2d

On market

vs 12d median

AED 20,612

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE PENDING

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE

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

SCORE BREAKDOWN

Awaiting first price event to compute score.

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

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
270 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Shamkha, last 180d
REFRESH
Hourly
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 21K

vs AED 21K at pre-drop price (AED 4.00M) · See cuts ↓

DOWN PAYMENT
AED 800K
20% of price
DLD FEE
AED 160K
4% of price
MORTGAGE REG
AED 8K
0.25% loan + 290
CASH TO CLOSE
AED 968K
Day-one out-of-pocket
LOAN AMOUNT
AED 3.20M
25y · 6.00%
TOTAL INTEREST
AED 2.98M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 19K
/ mo · ~6% gross yield
BUY · NOW
AED 21K
+AED 1K / 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
16.9k20.6k24.7k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 4K/mo.

V · COMPARABLES
AL SHAMKHA · 4BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 729 /sqft0%

vs area median AED 729 /sqft · 50 comps

RANK
26 / 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 · 729291,565
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
24
48% of comps
CHEAPER /SQFT
26
See table
MEDIAN DOM
5d
this listing: 1d
NEW THIS WEEK
44
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.00M5,488729—1d—Double Row 5BR Corner Villa | Luxury FinishesAED 295K10,09829—6d-96%Brand New Modern 4BR | Family LivingAED 210K5,48738—8d-95%Brand New | Mid Unit 4 BR Villa | Ready to MoveAED 220K5,48940—6d-95%1 Month Free | Brand New Home w/ Spacious LayoutAED 240K6,00940—6d-95%Premium finishing | Spacious Family Living | VacanAED 245K5,48945—14d-94%
TAKEAWAYOf 50 comparables, 24 are more expensive per sqft. The 26 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
↑ 1231↑422 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 3.84MThis: AED 4.00M · +4%
MINMEDIANMAX
AVG DOM
12d
THIS: 2D · −10D
ACTIVE COMPS
270
listings in segment
SIMILAR INVENTORY
Browse drops in Al Shamkha
Browse
VII · TRUST & ACTION
DATA ATTESTED · 26 MAY, 10:35

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ES-S-30536-1
Last verified
6h ago
26 May, 10:35
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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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 43
single row | Spacious Layout | Prime location
VILLA · TOLEDO
AED 3.90M
AED 4.10M
ACTIVE LISTING
SCORE 25
√ HOT DEAL | Perfect for Investment | Big Garden √
VILLA · CONTEMPORARY STYLE
AED 2.15M
ACTIVE LISTING
SCORE 25
Al-ghaf || Single Row - End || With Pod
VILLA · SAADIYAT ISLAND
AED 9.80M
ACTIVE LISTING
SCORE 25
Spacious 5BR + Maid Villa | Premium Location
VILLA · AL HUDAYRIAT ISLAND
AED 21.00M
ACTIVE LISTING
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