Drops · Realestate · Dubai · Al JaddafBackBC-02BR-SEP26
2BR APARTMENT BINGHATTI CULLINAN
2BR + 3BA · 1,000 sqft · Binghatti Cullinan
Verified 2h ago
Now
AED 1.80M
AED 1,800
Price / sqft
1,000 sqft
Built-up area
2BR + 3BA
0d
On market
vs 15d median
AED 9,278
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
Al Jaddaf, 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 9K
vs AED 9K at pre-drop price (AED 1.80M) · See cuts ↓
DOWN PAYMENT
AED 360K
20% of price
DLD FEE
AED 72K
4% of price
MORTGAGE REG
AED 4K
0.25% loan + 290
CASH TO CLOSE
AED 436K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.44M
25y · 6.00%
TOTAL INTEREST
AED 1.34M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 9K
/ mo · ~6% gross yield
BUY · NOW
AED 9K
+AED 278 / 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 2K/mo.
V · COMPARABLES
AL JADDAF · 2BR · ACTIVEVALUE · 12 COMPS
VALUE HEADLINE
AED 1,800 /sqft+6%
vs area median AED 1,702 /sqft · 11 comps
RANK
9 / 12
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 11 LISTINGS
MORE EXPENSIVE /SQFT
3
27% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.80M1,0001,800———New Launch · Walking to Metro · 4% DLD Waiver · Canal ViewAED 1.15M8141,413——-21%4% DLD Wavier · High Floor 1 BR · 1% Monthly · Near DowntownAED 1.10M7771,422−3.9%—-21%High-Rise 1BR · Al Jaddaf · Multiple Views · FurnishedAED 1.20M8051,489——-17%Tier 1 Developer · 5 Mints To Downtown · Binghatti · Near Metro · New Launch · Multiple optionsAED 1.15M7471,539−3.4%—-14%New Launch · Near Metro · 40/60 PP · High FloorAED 1.19M7291,631——-9%TAKEAWAYOf 11 comparables, 3 are more expensive per sqft. The 8 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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