Drops · Realestate · Dubai · Dubai IslandsBack106968-7B62N5
4-BED VILLA BAY VILLAS
4BR + 4BA · 6,964 sqft · Bay Villas
★ Golden VisaVerified 2h ago
Now
AED 9.30M
AED 1,335
Price / sqft
6,964 sqft
Built-up area
4BR + 4BA
0d
On market
vs 10d median
AED 47,936
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
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
13 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 48K
vs AED 48K at pre-drop price (AED 9.30M) · See cuts ↓
DOWN PAYMENT
AED 1.86M
20% of price
DLD FEE
AED 372K
4% of price
MORTGAGE REG
AED 19K
0.25% loan + 290
CASH TO CLOSE
AED 2.25M
Day-one out-of-pocket
LOAN AMOUNT
AED 7.44M
25y · 6.00%
TOTAL INTEREST
AED 6.94M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 47K
/ mo · ~6% gross yield
BUY · NOW
AED 48K
+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 RATESIf rates climb to 8%, your payment grows by ~AED 9K/mo.
V · COMPARABLES
DUBAI ISLANDS · 4BR · ACTIVEVALUE · 10 COMPS
VALUE HEADLINE
AED 1,335 /sqft-39%
vs area median AED 2,187 /sqft · 9 comps
RANK
2 / 10
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 9 LISTINGS
MORE EXPENSIVE /SQFT
8
89% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 9.30M6,9641,335———Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——0%Nakheel Waterfront Villa · Signature 5BR+Maid · Arabian Gulf ViewsAED 12.60M7,2611,735——+30%COASTAL VILLA · LANDSCAPED SETTING · NATURAL LIGHTAED 8.10M4,2401,910——+43%New Launch Dubai Islands · Waterfront 4BR VillasAED 10.00M5,2001,923——+44%40% Post Handover · Prime Investment · With Plunge PoolAED 3.17M1,4502,187——+64%TAKEAWAYOf 9 comparables, 8 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export
VI · AREA INTEL
DUBAI ISLANDS · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 2↑2 vs prior 30d
PRICE CUTS · DUBAI ISLANDS · PROPERTY · 0 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 6.25MThis: AED 9.30M · +49%
AVG DOM
10d
THIS: 0D · −10D
ACTIVE COMPS
13
listings in segment
SIMILAR INVENTORY
Browse drops in Dubai Islands