4-BED VILLA BAY VILLAS
4BR + 6BA · 7,626 sqft · Bay Villas
▼ −2.4%★ Golden VisaVerified 4d ago
77-day history
II · THE THESIS
DEAL SCORE 21 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 76d ago. Fair offer band: €2.14M–€2.24M.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
4
8
9
Drop % 4/35
Negotiability 8/25
Confidence 9/10
Insider unlocks the four evidence rows below.
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
17 comps · Daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Dubai Islands, last 180d
REFRESH
Daily
III · THE EVIDENCE
1 CUT · −2.4% · −-€57KPRICE ACTION · 23 DAYS
AskingArea median 5.9MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D23
was €2.36M → €2.30M
23d after listing
−2.4%
-€57K
TOTAL · 23D
−2.4%
-€57K
NARRATIVESingle cut of 2.4% — 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 CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders
MONTHLY · NOW
€12K−€292 / mo
vs €12K at pre-drop price (€2.36M) · See cuts ↓
DOWN PAYMENT
€461K
20% of price
DLD FEE
€92K
4% of price
MORTGAGE REG
€5K
0.25% loan + 290
CASH TO CLOSE
€558K
Day-one out-of-pocket
LOAN AMOUNT
€1.84M
25y · 6.00%
TOTAL INTEREST
€1.72M
Over full term
RENT VS BUY
RENT · ESTIMATE
€12K
/ mo · ~6% gross yield
BUY · NOW
€12K
+€356 / 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 ~€2K/mo.
V · COMPARABLES
DUBAI ISLANDS · 4BR · ACTIVEVALUE · 13 COMPS
VALUE HEADLINE
AED 1,200 /sqft-38%
vs area median AED 1,923 /sqft · 12 comps
RANK
1 / 13
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 12 LISTINGS
MORE EXPENSIVE /SQFT
12
100% of comps
CHEAPER /SQFT
0
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€2.30M7,6261,200———Best Beachfront 4BR · Resale · Corner Unit · No #1 Agent€1.42M4,2341,329——+11%4BR Beachfront Villa · Resale Best Buy · Semi-Detached€1.46M4,2401,368——+14%Investor Deal · Under Market Price · Prime Unit · Single Row · On The Park€1.31M3,4011,529——+27%Bay Estates · Book From 100k Aed · 4BR Villa · Flexible Payment Plan€1.76M4,3011,628−2.8%—+36%Nakheel Bay Estates · Island E · Book From 100K AED · Most Elite Island€2.47M6,0011,633——+36%TAKEAWAYOf 12 comparables, 12 are more expensive per sqft.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export