2-BED VILLA THE SPRINGS 11
2BR + 3BA · 1,646 sqft · The Springs 11
★ Golden VisaVerified 6d ago
Now
AED 4.20M
AED 2,552
Price / sqft
1,646 sqft
Built-up area
2BR + 3BA
5d
On market
vs 9d median
AED 21,649
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
22 comps · Daily
BENCHMARK
The Springs, 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 22K
vs AED 22K at pre-drop price (AED 4.20M) · See cuts ↓
DOWN PAYMENT
AED 840K
20% of price
DLD FEE
AED 168K
4% of price
MORTGAGE REG
AED 9K
0.25% loan + 290
CASH TO CLOSE
AED 1.02M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.36M
25y · 6.00%
TOTAL INTEREST
AED 3.13M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 21K
/ mo · ~6% gross yield
BUY · NOW
AED 22K
+AED 649 / 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 4K/mo.
V · COMPARABLES
THE SPRINGS · 2BR · ACTIVEVALUE · 21 COMPS
VALUE HEADLINE
AED 2,552 /sqft+44%
vs area median AED 1,777 /sqft · 20 comps
RANK
20 / 21
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 20 LISTINGS
MORE EXPENSIVE /SQFT
1
5% of comps
CHEAPER /SQFT
19
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.20M1,6462,552———Extended 4E · Converted · Fully Upgraded VillaAED 3.85M2,5931,485——-42%unit in 4E Vacant 2 bed with study closeAED 3.40M2,2551,508——-41%Type 4E · Renovation Opportunity · VacantAED 3.80M2,5111,513——-41%Springs 2 · Type 4E · Vacant on TransferAED 3.95M2,5961,522——-40%TYPE 4E VILLA · PRIVATE GARDEN · SINGLE ROWAED 3.00M1,8571,616——-37%TAKEAWAYOf 20 comparables, 1 are more expensive per sqft. The 19 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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