5-BED VILLA AL REEM 2
5BR + 4BA · 3,173 sqft · Al Reem 2
★ Golden VisaVerified 3h ago
Now
AED 6.50M
AED 2,047
Price / sqft
3,173 sqft
Built-up area
5BR + 4BA
0d
On market
vs 3d median
AED 33,478
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
19 comps · Daily
BENCHMARK
Arabian Ranches, 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 33K
vs AED 33K at pre-drop price (AED 6.50M) · See cuts ↓
DOWN PAYMENT
AED 1.30M
20% of price
DLD FEE
AED 260K
4% of price
MORTGAGE REG
AED 13K
0.25% loan + 290
CASH TO CLOSE
AED 1.57M
Day-one out-of-pocket
LOAN AMOUNT
AED 5.20M
25y · 6.00%
TOTAL INTEREST
AED 4.85M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 32K
/ mo · ~6% gross yield
BUY · NOW
AED 33K
+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 7K/mo.
V · COMPARABLES
ARABIAN RANCHES · 5BR · ACTIVEVALUE · 9 COMPS
VALUE HEADLINE
AED 2,047 /sqft-19%
vs area median AED 2,525 /sqft · 8 comps
RANK
2 / 9
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 8 LISTINGS
MORE EXPENSIVE /SQFT
7
88% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 6.50M3,1732,047———Fully Upgraded · Private PoolAED 11.50M6,2961,827——-11%Upgraded Interiors · Type 1E · ExtendedAED 6.30M3,0702,052——0%Fully Upgraded · Turnkey · Single RowAED 6.00M2,4752,424——+18%4 Bed · Double Extended · Turnkey · PoolAED 6.08M2,4752,455——+20%Type 3M · Fully Renovated & Upgraded · Private PoolAED 6.25M2,4752,525——+23%TAKEAWAYOf 8 comparables, 7 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
ARABIAN RANCHES · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
SLOWING↓ 0↓3 vs prior 30d
PRICE CUTS · ARABIAN RANCHES · PROPERTY · 3 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 6.30MThis: AED 6.50M · +3%
AVG DOM
3d
THIS: 0D · −3D
ACTIVE COMPS
19
listings in segment
SIMILAR INVENTORY
Browse drops in Arabian Ranches