Drops · Realestate · Dubai · Tilal Al GhafBackTREO-S-058156

4-BED VILLA HARMONY 2

4BR + 5BA · 4,650 sqft · Harmony 2

★ Golden VisaVerified 6d ago

Now

AED 9.50M

Open on Bayut

AED 2,043

Price / sqft

4,650 sqft

Built-up area

4BR + 5BA

On market

vs 6d median

AED 48,967

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 8 days ago.

How do these scores work?

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

6 comps · Daily

BENCHMARK

Tilal Al Ghaf, 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 49K

vs AED 49K at pre-drop price (AED 9.50M) · See cuts ↓

DOWN PAYMENT

AED 1.90M

20% of price

DLD FEE

AED 380K

4% of price

MORTGAGE REG

AED 19K

0.25% loan + 290

CASH TO CLOSE

AED 2.30M

Day-one out-of-pocket

LOAN AMOUNT

AED 7.60M

25y · 6.00%

TOTAL INTEREST

AED 7.09M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 48K

/ mo · ~6% gross yield

BUY · NOW

AED 49K

+AED 1K / 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 10K/mo.

V · COMPARABLES

TILAL AL GHAF · 4BR · ACTIVE

VALUE · 5 COMPS

VALUE HEADLINE

AED 2,043 /sqft+1%

vs area median AED 2,024 /sqft · 4 comps

RANK

4 / 5

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 4 LISTINGS

MORE EXPENSIVE /SQFT

25% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 9.50M4,6502,043———Vacant on Transfer · Near ParkAED 6.50M3,3491,941−4.4%—-5%Corner Unit · Landscaped Garden · Priced to SellAED 4.40M2,2011,999——-2%Priced to Sell · Internal · VastuAED 4.40M2,1742,024——-1%True Corner · Vacant on TransferAED 5.40M2,4122,239——+10%

TAKEAWAYOf 4 comparables, 1 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

TILAL AL GHAF · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D

BUYER'S MARKET

↑ 1↑1 vs prior 30d

PRICE CUTS · TILAL AL GHAF · PROPERTY · 0 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 5.95MThis: AED 9.50M · +60%

AVG DOM

THIS: 8D · +2D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Tilal Al Ghaf

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

Bayut

Ref · TREO-S-058156

Last verified

…

05 Oct, 06:02

Freshness

Daily

24h scan window

Method

Direct scrape

Reference-keyed

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.