Drops · Realestate · Dubai · Jumeirah Beach ResidenceBackW-04BE7T

4BR PENTHOUSE SADAF 8

4BR + 6BA · 6,129 sqft · Sadaf 8

★ Golden VisaVerified 1h ago

Now

AED 11.00M

Open on Bayut

AED 1,795

Price / sqft

−54% vs area median

6,129 sqft

Built-up area

4BR + 6BA

On market

AED 56,699

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 0 days ago and priced 54% below comparable Jumeirah Beach Residence listings.

How do these scores work?

HEADLINE · COMPOSITE

SCORE BREAKDOWN

Awaiting first price event to compute score.

Insider unlocks the four evidence rows below.

BELOW MEDIAN · −54%

−54%

AED 1,795/sqft vs area median 12,606/sqft. See 3 comps ↓

3 ACTIVE COMPS IN JUMEIRAH BEACH RESIDENCE

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

Jumeirah Beach Res, 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 57K

vs AED 57K at pre-drop price (AED 11.00M) · See cuts ↓

DOWN PAYMENT

AED 2.20M

20% of price

DLD FEE

AED 440K

4% of price

MORTGAGE REG

AED 22K

0.25% loan + 290

CASH TO CLOSE

AED 2.66M

Day-one out-of-pocket

LOAN AMOUNT

AED 8.80M

25y · 6.00%

TOTAL INTEREST

AED 8.21M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 55K

/ mo · ~6% gross yield

BUY · NOW

AED 57K

+AED 2K / 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 11K/mo.

V · COMPARABLES

JUMEIRAH BEACH RESIDENCE · 4BR · ACTIVE

VALUE · 3 COMPS

VALUE HEADLINE

AED 1,795 /sqft-86%

vs area median AED 12,606 /sqft · 2 comps

RANK

1 / 3

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 2 LISTINGS

MORE EXPENSIVE /SQFT

100% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 11.00M6,1291,795———Fully Upgraded · Vacant · Open Ain and Sea ViewsAED 23.90M6,1003,918——+118%Trophy Asset · Triplex Penthouse · On The BeachAED 150.00M11,89912,606——+602%

TAKEAWAYOf 2 comparables, 2 are more expensive per sqft.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

JUMEIRAH BEACH RESIDENCE · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

MEDIAN PRICE · ACTIVE

AED 23.90MThis: AED 11.00M · -54%

AVG DOM

THIS: 0D · −0D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Jumeirah Beach Residence

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

Bayut

Ref · W-04BE7T

Last verified

…

11 Sep, 04:59

Freshness

Daily

24h scan window

Method

Direct scrape

Reference-keyed

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