Drops · Realestate · Dubai · Dubai IslandsBackAH107384-3B5ZKW
3-BED PENTHOUSE EDGEWATER RESIDENCES 3 BUILDING B
3BR + 4BA · 4,826 sqft · Edgewater Residences 3 Building B
★ Golden VisaVerified 4h ago
Now
AED 22.00M
AED 4,559
Price / sqft
4,826 sqft
Built-up area
3BR + 4BA
0d
On market
vs 10d median
AED 113,397
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
23 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 113K
vs AED 113K at pre-drop price (AED 22.00M) · See cuts ↓
DOWN PAYMENT
AED 4.40M
20% of price
DLD FEE
AED 880K
4% of price
MORTGAGE REG
AED 44K
0.25% loan + 290
CASH TO CLOSE
AED 5.32M
Day-one out-of-pocket
LOAN AMOUNT
AED 17.60M
25y · 6.00%
TOTAL INTEREST
AED 16.42M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 110K
/ mo · ~6% gross yield
BUY · NOW
AED 113K
+AED 3K / 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 22K/mo.
V · COMPARABLES
DUBAI ISLANDS · 3BR · ACTIVEVALUE · 19 COMPS
VALUE HEADLINE
AED 4,559 /sqft+137%
vs area median AED 1,923 /sqft · 18 comps
RANK
19 / 19
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 18 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
18
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 22.00M4,8264,559———Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-71%Over 20 Exclusive Units · Community Specialist · On The Park · Single RowAED 9.30M6,9641,335——-71%NATURE-LED VILLA · ROOF DECKAED 8.20M5,8851,394——-69%Most Demanded · Beachfront 3BR TH · Launch · Community ExpertAED 5.90M3,8151,547——-66%4BR Garden Villa · New Launch · Beachfront · Capital AppreciationAED 10.00M6,3521,574——-65%TAKEAWAYOf 18 comparables, 0 are more expensive per sqft. The 18 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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