Drops · Realestate · Dubai · Dubai HarbourBackA1-S-10349876

5-BED PENTHOUSE SEAPOINT TOWER 2

5BR + 5BA · 5,257 sqft · Seapoint Tower 2

★ Golden VisaVerified 4h ago

Now

AED 30.00M

Open on Bayut

AED 5,707

Price / sqft

−2% vs area median

5,257 sqft

Built-up area

5BR + 5BA

On market

vs 25d median

AED 154,632

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 2% below comparable Dubai Harbour 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 · −2%

−2%

AED 5,707/sqft vs area median 5,300/sqft. See 8 comps ↓

8 ACTIVE COMPS IN DUBAI HARBOUR

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

8 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 155K

vs AED 155K at pre-drop price (AED 30.00M) · See cuts ↓

DOWN PAYMENT

AED 6.00M

20% of price

DLD FEE

AED 1.20M

4% of price

MORTGAGE REG

AED 60K

0.25% loan + 290

CASH TO CLOSE

AED 7.26M

Day-one out-of-pocket

LOAN AMOUNT

AED 24.00M

25y · 6.00%

TOTAL INTEREST

AED 22.39M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 150K

/ mo · ~6% gross yield

BUY · NOW

AED 155K

+AED 5K / 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 31K/mo.

V · COMPARABLES

DUBAI HARBOUR · 5BR · ACTIVE

VALUE · 6 COMPS

VALUE HEADLINE

AED 5,707 /sqft+8%

vs area median AED 5,300 /sqft · 5 comps

RANK

4 / 6

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 5 LISTINGS

MORE EXPENSIVE /SQFT

40% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 30.00M5,2575,707———Payment PlanAED 31.50M7,7784,050——-29%VÉLA Residence · Branded Penthouse · High Floor · Palm & Skyline ViewsAED 19.45M3,9334,945——-13%Sky Mansion · Ultra Luxury Penthouse · Iconic Sea ViewsAED 40.33M7,6105,300——-7%Ultra Luxury Penthouse · Genuine ListingAED 31.00M5,4205,720——0%6BR Penthouse · Dubai Harbour · Marina & Sea Views · Private PoolAED 130.00M19,1886,775——+19%

TAKEAWAYOf 5 comparables, 2 are more expensive per sqft. The 3 cheaper ones are 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 30.50MThis: AED 30.00M · -2%

AVG DOM

25d

THIS: 0D · −25D

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 · A1-S-10349876

Last verified

…

01 Nov, 06:33

Freshness

Daily

24h scan window

Method

Direct scrape

Reference-keyed

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