Drops ยท Realestate ยท Dubai ยท Dubai IslandsBack103870-FYUZGL
4-BED PENTHOUSE BAY GROVE RESIDENCES B BUILDING B6
4BR + 6BA ยท 3,358 sqft ยท Bay Grove Residences B Building B6
โ
Golden VisaVerified 4h ago
Now
AED 10.30M
AED 3,067
Price / sqft
3,358 sqft
Built-up area
4BR + 6BA
0d
On market
vs 10d median
AED 53,090
Mortgage est.
25y ยท 6% ยท 20% down
II ยท THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
01
HEADLINE ยท COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
Motivation ยท Negotiability ยท Below median ยท Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 ยท Neg 25 ยท Med 20 ยท Conf 10 ยท Relist 10
COMPS
23 comps ยท Daily
BENCHMARK
Dubai Islands, last 180d
REFRESH
Daily
IV ยท CASHFLOW
UAE CB GUIDELINES ยท YOUR ASSUMPTIONSMORTGAGE ยท RENT ยท BREAK-EVEN
YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE CB caps ยท 25-yr tenor ยท 80% LTV on a first home โค AED 5M ยท rates vary by bank โ drag the sliders
MONTHLY ยท NOW
AED 53K
vs AED 53K at pre-drop price (AED 10.30M) ยท See cuts โ
DOWN PAYMENT
AED 2.06M
20% of price
DLD FEE
AED 412K
4% of price
MORTGAGE REG
AED 21K
0.25% loan + 290
CASH TO CLOSE
AED 2.49M
Day-one out-of-pocket
LOAN AMOUNT
AED 8.24M
25y ยท 6.00%
TOTAL INTEREST
AED 7.69M
Over full term
RENT VS BUY
RENT ยท ESTIMATE
AED 52K
/ mo ยท ~6% gross yield
BUY ยท NOW
AED 53K
+AED 2K / mo
Your monthly cost is already higher than the rent estimate โ 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 11K/mo.
V ยท COMPARABLES
DUBAI ISLANDS ยท 4BR ยท ACTIVEVALUE ยท 17 COMPS
VALUE HEADLINE
AED 3,067 /sqft+59%
vs area median AED 1,923 /sqft ยท 16 comps
RANK
16 / 17
MID/HIGH RANGE
PRICE ร SIZE ยท DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT ยท DISTRIBUTION
BREAKDOWN ยท 16 LISTINGS
MORE EXPENSIVE /SQFT
1
6% of comps
CHEAPER /SQFT
15
See table
MEDIAN DOM
โ
this listing: โ
NEW THIS WEEK
โ
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMฮ vs this
This listingThisAED 10.30M3,3583,067โโโBest Beachfront 4BR ยท Resale ยท Corner Unit ยท No #1 AgentAED 5.63M4,2341,329โโ-57%Over 20 Exclusive Units ยท Community Specialist ยท On The Park ยท Single RowAED 9.30M6,9641,335โโ-56%NATURE-LED VILLA ยท ROOF DECKAED 8.20M5,8851,394โโ-55%Most Demanded ยท Beachfront 3BR TH ยท Launch ยท Community ExpertAED 5.90M3,8151,547โโ-50%4BR Garden Villa ยท New Launch ยท Beachfront ยท Capital AppreciationAED 10.00M6,3521,574โโ-49%TAKEAWAYOf 16 comparables, 1 are more expensive per sqft. The 15 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables ยท AED 199 / mo
Scatter ยท distribution ยท full table ยท CSV export