Drops · Realestate · Dubai · Al JaddafBackALI-103218-JVKP5P
2-BED APARTMENT BINGHATTI STARFALL
2BR + 3BA · 856 sqft · Binghatti Starfall
Verified 3d ago
Now
AED 1.88M
AED 2,192
Price / sqft
856 sqft
Built-up area
2BR + 3BA
11d
On market
vs 9d median
AED 9,670
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
Al Jaddaf, 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 10K
vs AED 10K at pre-drop price (AED 1.88M) · See cuts ↓
DOWN PAYMENT
AED 375K
20% of price
DLD FEE
AED 75K
4% of price
MORTGAGE REG
AED 4K
0.25% loan + 290
CASH TO CLOSE
AED 454K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.50M
25y · 6.00%
TOTAL INTEREST
AED 1.40M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 9K
/ mo · ~6% gross yield
BUY · NOW
AED 10K
+AED 290 / 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 2K/mo.
V · COMPARABLES
AL JADDAF · 2BR · ACTIVEVALUE · 9 COMPS
VALUE HEADLINE
AED 2,192 /sqft+18%
vs area median AED 1,863 /sqft · 8 comps
RANK
9 / 9
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 8 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.88M8562,192———New Launch · 10% Down payment · Metro connectivity · Mortgage applicableAED 1.05M6411,637——-25%Next to Metro · 50/50 Payment PlanAED 1.20M6631,810——-17%Close to Metro Station · Creek & Burj Views · 4% DLD WaiverAED 1.20M6611,815——-17%Walking Distance To Metro · 50/50 PP · Free Investor Visa · New LaunchAED 1.20M6451,860——-15%50/50 Payment Plan · Next to Metro Station · High Capital ReturnsAED 1.20M6441,863——-15%TAKEAWAYOf 8 comparables, 0 are more expensive per sqft. The 8 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
AL JADDAF · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 10↑4 vs prior 30d
PRICE CUTS · AL JADDAF · PROPERTY · 6 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 1.05MThis: AED 1.88M · +79%
AVG DOM
9d
THIS: 11D · +2D
ACTIVE COMPS
17
listings in segment
SIMILAR INVENTORY
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