Drops · Realestate · Dubai · Town SquareBackHI-S-012458

3BR TOWNHOUSE NASEEM TOWNHOUSES

3BR + 3BA · 2,100 sqft · Naseem Townhouses

▼ −8.2%★ Golden VisaVerified 5h ago

Now

AED 2.80M

was 3.05M−250K · −8.2%

30-day history

−31dToday

Open on PropertyFinder

30-day history

🔄Relisted — this listing was removed and reappeared (last: 03 Jul)

II · THE THESIS

DEAL SCORE 45 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 45/100 (Good opportunity) because seller has made 1 cut since listing 31d ago and priced 7% below comparable Town Square listings. A fair offer band sits AED 2.60M–AED 2.72M.

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

HEADLINE · COMPOSITE

Good opportunity

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

SCORE BREAKDOWN · 45 PTS

Drop % 14/35

Negotiability 7/25

Below median 5/20

Confidence 9/10

Relist signal 10/10

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

MOTIVATION · 30

1 cut · 31d on market · Price evidence ↓

VELOCITY LOW·MOST RECENT CUT −8%

NEGOTIABILITY · LOW

LOW

Suggested offer AED 2.60M – AED 2.72M. Find a specialist ↓

BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

BELOW MEDIAN · −7%

−7%

AED 1,333/sqft vs area median 1,490/sqft. See 14 comps ↓

14 ACTIVE COMPS IN TOWN SQUARE

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

14 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Town Square, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −8.2% · −-250K

PRICE ACTION · 30 DAYS

PRICE / TIME

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

AED USD EUR

AskingArea median 3.0MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D30

was AED 3.05M → AED 2.80M

30d after listing

−8.2%

-AED 250K

TOTAL · 30D

−8.2%

-AED 250K

NARRATIVESingle cut of 8.2% — 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

AED 14K−AED 1K / mo

vs AED 16K at pre-drop price (AED 3.05M) · See cuts ↓

DOWN PAYMENT

AED 560K

20% of price

DLD FEE

AED 112K

4% of price

MORTGAGE REG

AED 6K

0.25% loan + 290

CASH TO CLOSE

AED 678K

Day-one out-of-pocket

LOAN AMOUNT

AED 2.24M

25y · 6.00%

TOTAL INTEREST

AED 2.09M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 15K

/ mo · ~6% gross yield

BUY · NOW

AED 14K

−AED 568 / mo

0y10y

Buying beats renting after 17.3 years at the current price.

STRESS TEST

AT VARIOUS RATES

If rates climb to 8%, your payment grows by ~AED 3K/mo.

V · COMPARABLES

TOWN SQUARE · 3BR · ACTIVE

VALUE · 14 COMPS

VALUE HEADLINE

AED 1,333 /sqft-11%

vs area median AED 1,490 /sqft · 13 comps

RANK

3 / 14

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 13 LISTINGS

MORE EXPENSIVE /SQFT

85% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 13 comparables, 11 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

3BR TOWNHOUSE NASEEM TOWNHOUSES

WHY THIS IS A DEAL

PRICE ACTION · 30 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 14 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES