Drops · Realestate · Dubai · Dubai IslandsBackBAYESTATE_GV-1
4-BED VILLA BAY ESTATE
4BR + 5BA · 5,200 sqft · Bay Estate
★ Golden VisaVerified 4d ago
Now
AED 10.00M
AED 1,923
Price / sqft
5,200 sqft
Built-up area
4BR + 5BA
10d
On market
vs 20d median
AED 51,544
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 52K
vs AED 52K at pre-drop price (AED 10.00M) · See cuts ↓
DOWN PAYMENT
AED 2.00M
20% of price
DLD FEE
AED 400K
4% of price
MORTGAGE REG
AED 20K
0.25% loan + 290
CASH TO CLOSE
AED 2.42M
Day-one out-of-pocket
LOAN AMOUNT
AED 8.00M
25y · 6.00%
TOTAL INTEREST
AED 7.46M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 50K
/ mo · ~6% gross yield
BUY · NOW
AED 52K
+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 · 13 COMPS
VALUE HEADLINE
AED 1,923 /sqft+15%
vs area median AED 1,675 /sqft · 12 comps
RANK
8 / 13
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 12 LISTINGS
MORE EXPENSIVE /SQFT
5
42% of comps
CHEAPER /SQFT
7
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 10.00M5,2001,923———4BR Garden Villa · Corner Beach Rows · OP to OP DealAED 9.15M7,6261,200−2.4%—-38%Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-31%4BR Beachfront Villa · Resale Best Buy · Semi-DetachedAED 5.80M4,2401,368——-29%Investor Deal · Under Market Price · Prime Unit · Single Row · On The ParkAED 5.20M3,4011,529——-20%Bay Estates · Book From 100k Aed · 4BR Villa · Flexible Payment PlanAED 7.00M4,3011,628−2.8%—-15%TAKEAWAYOf 12 comparables, 5 are more expensive per sqft. The 7 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export