Drops · Realestate · Dubai · Dubai IslandsBack106968-LTH0P0
4-BED VILLA BAY VILLAS
4BR + 5BA · 6,001 sqft · Bay Villas
★ Golden VisaVerified 4d ago
Now
AED 9.80M
AED 1,633
Price / sqft
6,001 sqft
Built-up area
4BR + 5BA
21d
On market
vs 20d median
AED 50,513
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
17 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 51K
vs AED 51K at pre-drop price (AED 9.80M) · See cuts ↓
DOWN PAYMENT
AED 1.96M
20% of price
DLD FEE
AED 392K
4% of price
MORTGAGE REG
AED 20K
0.25% loan + 290
CASH TO CLOSE
AED 2.37M
Day-one out-of-pocket
LOAN AMOUNT
AED 7.84M
25y · 6.00%
TOTAL INTEREST
AED 7.31M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 49K
/ mo · ~6% gross yield
BUY · NOW
AED 51K
+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 RATESIf rates climb to 8%, your payment grows by ~AED 10K/mo.
V · COMPARABLES
DUBAI ISLANDS · 4BR · ACTIVEVALUE · 14 COMPS
VALUE HEADLINE
AED 1,633 /sqft-3%
vs area median AED 1,675 /sqft · 13 comps
RANK
7 / 14
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
7
54% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 9.80M6,0011,633———4BR Garden Villa · Corner Beach Rows · OP to OP DealAED 9.15M7,6261,200−2.4%—-27%Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-19%4BR Beachfront Villa · Resale Best Buy · Semi-DetachedAED 5.80M4,2401,368——-16%Investor Deal · Under Market Price · Prime Unit · Single Row · On The ParkAED 5.20M3,4011,529——-6%Bay Estates · Book From 100k Aed · 4BR Villa · Flexible Payment PlanAED 7.00M4,3011,628−2.8%—0%TAKEAWAYOf 13 comparables, 7 are more expensive per sqft. The 6 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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