4-BED VILLA BAY VILLAS
4BR + 6BA · 4,234 sqft · Bay Villas
★ Golden VisaVerified 4d ago
Now
AED 5.63M
AED 1,329
Price / sqft
−5% vs area median
4,234 sqft
Built-up area
4BR + 6BA
80d
On market
AED 28,994
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
BOTTOM LINE
Listed 80 days ago and priced 5% below comparable Dubai Islands listings.
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
17 comps · Daily
BENCHMARK
Dubai Islands, last 180d
REFRESH
Daily
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 CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders
MONTHLY · NOW
AED 29K
vs AED 29K at pre-drop price (AED 5.63M) · See cuts ↓
DOWN PAYMENT
AED 1.13M
20% of price
DLD FEE
AED 225K
4% of price
MORTGAGE REG
AED 12K
0.25% loan + 290
CASH TO CLOSE
AED 1.36M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.50M
25y · 6.00%
TOTAL INTEREST
AED 4.20M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 28K
/ mo · ~6% gross yield
BUY · NOW
AED 29K
+AED 869 / 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 ~AED 6K/mo.
VI · AREA INTEL
DUBAI ISLANDS · ACTIVE COMPS