Drops · Realestate · Dubai · Dubai HarbourBack200947-25383117-2

4BR PENTHOUSE BEACH MANSION TOWER 1

4BR + 5BA · 4,538 sqft · Beach Mansion Tower 1

★ Golden VisaVerified 1h ago

Now

AED 20.50M

Open on Bayut

AED 4,517

Price / sqft

4,538 sqft

Built-up area

4BR + 5BA

On market

vs 2d median

AED 105,665

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 0 days ago.

How do these scores work?

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

3 comps · Daily

BENCHMARK

Dubai Harbour, last 180d

REFRESH

Daily

IV · CASHFLOW

UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · 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 106K

vs AED 106K at pre-drop price (AED 20.50M) · See cuts ↓

DOWN PAYMENT

AED 4.10M

20% of price

DLD FEE

AED 820K

4% of price

MORTGAGE REG

AED 41K

0.25% loan + 290

CASH TO CLOSE

AED 4.96M

Day-one out-of-pocket

LOAN AMOUNT

AED 16.40M

25y · 6.00%

TOTAL INTEREST

AED 15.30M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 103K

/ mo · ~6% gross yield

BUY · NOW

AED 106K

+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 RATES

If rates climb to 8%, your payment grows by ~AED 21K/mo.

V · COMPARABLES

DUBAI HARBOUR · 4BR · ACTIVE

VALUE · 3 COMPS

VALUE HEADLINE

AED 4,517 /sqft-19%

vs area median AED 5,556 /sqft · 2 comps

RANK

2 / 3

MID/HIGH RANGE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 2 LISTINGS

MORE EXPENSIVE /SQFT

50% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 20.50M4,5384,517———PH · Skyline ViewsAED 27.50M6,1634,462——-1%OP · High Floor · Corner Apartment · BrandedAED 10.05M1,8095,556——+23%

TAKEAWAYOf 2 comparables, 1 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

DUBAI HARBOUR · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

MEDIAN PRICE · ACTIVE

AED 20.50MThis: AED 20.50M · 0%

AVG DOM

THIS: 0D · −2D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Dubai Harbour

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

Bayut

Ref · 200947-25383117-2

Last verified

…

11 Sep, 04:59

Freshness

Daily

24h scan window

Method

Direct scrape

Reference-keyed

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