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FULLY UPGRADED PRIME LOCATION READY TO MOVE

4BR + 5BA · 3,391 sqft

Dropped 2×Verified 1h ago

Now

$65K

Cuts every ~1d · next window in ~1d

Open on PropertyFinder

2-day history · 2 cuts

AED 71

Price / sqft

3,391 sqft

Built-up area

4BR + 5BA

4d

On market

vs 13d median

USD 1,237

Mortgage est.

25y · 6% · 20% down

2× / 1d

Drop velocity

Accelerating

II · THE THESIS
DEAL SCORE 16 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 16/100 (Below average) because seller has made 2 cuts over 1 days. A fair offer band sits $61K–$63K.

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

01
HEADLINE · COMPOSITE
16/ 100
Below average

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

SCORE BREAKDOWN · 16 PTS
7
9
Negotiability 7/25
Confidence 9/10

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

02
MOTIVATION · 45
45
2 cuts in 1d · 4d on market · Price evidence ↓
ListedLISTED−0%1D+1d−0%LATEST+1d
VELOCITY MEDIUM·MOST RECENT CUT −0%
03
NEGOTIABILITY · LOW
LOW
Suggested offer $61K – $63K. Request a callback ↓
ASKSUGGESTED OFFER$63K$61K$65Klow $49K
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
42 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Noya Viva, last 180d
REFRESH
Hourly
III · THE EVIDENCE
2 CUTS · −0.0% · −-$5

PRICE ACTION · 2 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
0.2M0.2M0.2M0.3MAREA MEDIAN · 0.2M−0%−0%
AskingArea median 0.2MExpected rangeCut event
CUT-BY-CUT · 2 EVENTS
D1
was $65K → $65K
1d after listing
−0.0%
-$3
D2
was $65K → $65K
1d after previous cut
−0.0%
-$3
TOTAL · 2D
−0.0%
-$5
NARRATIVESeller has cut 2 times in 1 days — an unusually fast cadence for this segment. Latest cut (0.0%) is a clear capitulation signal.
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
$337−$0 / mo

vs $337 at pre-drop price ($65K) · See cuts ↓

DOWN PAYMENT
$13K
20% of price
DLD FEE
$3K
4% of price
MORTGAGE REG
$210
0.25% loan + 290
CASH TO CLOSE
$16K
Day-one out-of-pocket
LOAN AMOUNT
$52K
25y · 6.00%
TOTAL INTEREST
$49K
Over full term
RENT VS BUY
RENT · ESTIMATE
$303
/ mo · ~6% gross yield
BUY · NOW
$337
+$34 / 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
1.0k1.2k1.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$67/mo.

V · COMPARABLES
NOYA VIVA · 4BR · ACTIVE

VALUE · 38 COMPS

VALUE HEADLINE
AED 71 /sqft-32%

vs area median AED 105 /sqft · 37 comps

RANK
5 / 38
CHEAPEST QUARTILE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.2M3.1M6.0M1,6452,8073,968SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 71592,240
BREAKDOWN · 37 LISTINGS
MORE EXPENSIVE /SQFT
31
84% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
0d
this listing: 0d
NEW THIS WEEK
37
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$65K3,39171—0d—Single Row| Stand Alone|Modern Layout|Prime Area$54K3,39159—0d-17%Single Row End Unit|Stylish Layout|Prime Area$65K3,77964−11.1%0d-10%Single Row | Up to 3 Payments | Garden View$63K3,39168−4.1%0d-4%Well-Maintained 4BHK Villa | Great Amenities$63K3,39068−4.2%0d-4%Ready To Move | 4BR Villa | Single Row$65K3,39071—0d0%
TAKEAWAYOf 37 comparables, 31 are more expensive per sqft. The 6 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
NOYA VIVA · 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
$61KThis: $65K · +8%
MINMEDIANMAX
AVG DOM
13d
THIS: 4D · −9D
ACTIVE COMPS
42
listings in segment
SIMILAR INVENTORY
Browse drops in Noya Viva
Browse
VII · TRUST & ACTION
DATA ATTESTED · 11 JUN, 16:49

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · 4Q1GS2YQ2VK4PZ84Z04DXK8YZ0
Last verified
…
11 Jun, 16:49
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 NOYA VIVA · RANKED BY RECENCY

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VILLA · THE DAHLIAS
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ACTIVE LISTING
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