HOT DEAL SINGLE ROW CORNER SPACIOUS VILLA · ROI
5BR + 7BA · 8,071 sqft · Fay Alreeman
▼ −4.5%★ Golden VisaVerified 1h ago
2-day history
AED 603
Price / sqft
8,071 sqft
Built-up area
5BR + 7BA
3d
On market
vs 14d median
USD 25,102
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE 21 / 100WHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
Fair deal
Composite of price drop, motivation, area position, and data confidence.
SCORE BREAKDOWN · 21 PTS
8
4
9
Drop % 8/35
Negotiability 4/25
Confidence 9/10
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
264 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Shamkha, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −4.5% · −-$63KPRICE ACTION · 0 DAYS
AskingArea median 1.1MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D0
was $1.39M → $1.33M
0d after listing
−4.5%
-$63K
TOTAL · 0D
−4.5%
-$63K
NARRATIVESingle cut of 4.5% — 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
$7K−$323 / mo
vs $7K at pre-drop price ($1.39M) · See cuts ↓
DOWN PAYMENT
$265K
20% of price
DLD FEE
$53K
4% of price
MORTGAGE REG
$3K
0.25% loan + 290
CASH TO CLOSE
$321K
Day-one out-of-pocket
LOAN AMOUNT
$1.06M
25y · 6.00%
TOTAL INTEREST
$990K
Over full term
RENT VS BUY
RENT · ESTIMATE
$1K
/ mo · ~6% gross yield
BUY · NOW
$7K
+$5K / 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 ~$1K/mo.
V · COMPARABLES
AL SHAMKHA · 5BR · ACTIVEVALUE · 51 COMPS
VALUE HEADLINE
AED 603 /sqft-14%
vs area median AED 701 /sqft · 50 comps
RANK
18 / 51
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
33
66% of comps
CHEAPER /SQFT
17
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
50
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$1.33M8,071603—0d—Near Park | Single Row | Arabic Style$71K9,20728—0d-95%Corner Unit l Ready To Move In l Private Garden$95K11,28931—0d-95%Best Deal | Vacant | Brand New | Zero Commission$54K6,03033−4.8%0d-95%Brand New and Modern Arabic Villa! High in Demand!$54K5,48936−5.0%0d-94%Brand New Modern 4BR | Single Row | Family Living$60K5,86238—0d-94%TAKEAWAYOf 50 comparables, 33 are more expensive per sqft. The 17 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↓ 351↓1584 vs last 30d
drops detected · UAE-wide
MEDIAN PRICE · ACTIVE
$300KThis: $1.33M · +343%
AVG DOM
14d
THIS: 3D · −11D
ACTIVE COMPS
264
listings in segment
SIMILAR INVENTORY
Browse drops in Al Shamkha
VII · TRUST & ACTION
DATA ATTESTED · 05 JUN, 10:34THIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · GHM-S-1415
Last verified
…
05 Jun, 10:34
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VIII · NEXT BEST
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