4-BED VILLA WATERFRONT VILLAS
4BR + 6BA · 4,240 sqft · Waterfront Villas
★ Golden VisaVerified 12d ago
Now
AED 5.80M
AED 1,368
Price / sqft
4,240 sqft
Built-up area
4BR + 6BA
67d
On market
vs 32d median
AED 29,896
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 30K
vs AED 30K at pre-drop price (AED 5.80M) · See cuts ↓
DOWN PAYMENT
AED 1.16M
20% of price
DLD FEE
AED 232K
4% of price
MORTGAGE REG
AED 12K
0.25% loan + 290
CASH TO CLOSE
AED 1.40M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.64M
25y · 6.00%
TOTAL INTEREST
AED 4.33M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 29K
/ mo · ~6% gross yield
BUY · NOW
AED 30K
+AED 896 / 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 6K/mo.
V · COMPARABLES
DUBAI ISLANDS · 4BR · ACTIVEVALUE · 9 COMPS
VALUE HEADLINE
AED 1,368 /sqft-18%
vs area median AED 1,675 /sqft · 8 comps
RANK
3 / 9
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 8 LISTINGS
MORE EXPENSIVE /SQFT
6
75% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.80M4,2401,368———4BR Garden Villa · Corner Beach Rows · OP to OP DealAED 9.15M7,6261,200−2.4%—-12%Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-3%Bay Estates · Book From 100k Aed · 4BR Villa · Flexible Payment PlanAED 7.00M4,3011,628−2.8%—+19%Nakheel Bay Estates · Island E · Book From 100K AED · Most Elite IslandAED 9.80M6,0011,633——+19%New Launch · Bay Estates · 4BR Corner · Single Row · Beachfront CommunityAED 6.70M4,0001,675——+22%TAKEAWAYOf 8 comparables, 6 are more expensive per sqft. The 2 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
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 5.80MThis: AED 5.80M · 0%
AVG DOM
32d
THIS: 67D · +35D
ACTIVE COMPS
13
listings in segment
SIMILAR INVENTORY
Browse drops in Dubai Islands