3-BED APARTMENT REEM ELEVEN
3BR + 4BA · 1,930 sqft · Reem Eleven
★ Golden VisaVerified 127d ago
Now
AED 4.50M
AED 2,332
Price / sqft
1,930 sqft
Built-up area
3BR + 4BA
20716d
On market
vs 114d median
AED 23,195
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
51 comps · Daily
BENCHMARK
Al Reem Island, 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 23K
vs AED 23K at pre-drop price (AED 4.50M) · See cuts ↓
DOWN PAYMENT
AED 900K
20% of price
DLD FEE
AED 180K
4% of price
MORTGAGE REG
AED 9K
0.25% loan + 290
CASH TO CLOSE
AED 1.09M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.60M
25y · 6.00%
TOTAL INTEREST
AED 3.36M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 23K
/ mo · ~6% gross yield
BUY · NOW
AED 23K
+AED 695 / 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 5K/mo.
V · COMPARABLES
AL REEM ISLAND · 3BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 2,332 /sqft+47%
vs area median AED 1,589 /sqft · 6 comps
RANK
7 / 7
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.50M1,9302,332———LOW PREMIUM · High Floor 2BR+M · Closed KitchenAED 3.00M2,8641,047——-55%Super-Hot Deal: Perfect 3BHK Duplex in Prime LocationAED 3.60M2,7981,287——-45%3 Bed Penthouse · Only InvestorsAED 2.40M1,6921,418——-39%Mangrove View · High Floor 3BR · High End FacilitiesAED 2.85M1,7941,589——-32%Full Sea View · 2 Balconies · 2 BR + Maid RoomAED 2.65M1,6611,595——-32%TAKEAWAYOf 6 comparables, 0 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
AL REEM ISLAND · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
STABLE→ 1
PRICE CUTS · AL REEM ISLAND · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 2.50MThis: AED 4.50M · +80%
AVG DOM
114d
THIS: 20716D · +20602D
ACTIVE COMPS
49
listings in segment
SIMILAR INVENTORY
Browse drops in Al Reem Island