Drops · Realestate · Dubai · Al JaddafBack102520-7FMNUS
STUDIO BINGHATTI STARFALL
413 sqft · Binghatti Starfall
Verified 9d ago
Now
AED 730K
AED 1,768
Price / sqft
−30% vs area median
413 sqft
Built-up area
9d
On market
vs 10d median
AED 3,763
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
BOTTOM LINE
Listed 9 days ago and priced 30% below comparable Al Jaddaf listings.
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
04
17 ACTIVE COMPS IN AL JADDAF
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 4K
vs AED 4K at pre-drop price (AED 730K) · See cuts ↓
DOWN PAYMENT
AED 146K
20% of price
DLD FEE
AED 29K
4% of price
MORTGAGE REG
AED 2K
0.25% loan + 290
CASH TO CLOSE
AED 177K
Day-one out-of-pocket
LOAN AMOUNT
AED 584K
25y · 6.00%
TOTAL INTEREST
AED 545K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 4K
/ mo · ~6% gross yield
BUY · NOW
AED 4K
+AED 113 / 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 745/mo.
V · COMPARABLES
AL JADDAF · ACTIVEVALUE · 24 COMPS
VALUE HEADLINE
AED 1,768 /sqft-2%
vs area median AED 1,810 /sqft · 23 comps
RANK
12 / 24
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 23 LISTINGS
MORE EXPENSIVE /SQFT
12
52% of comps
CHEAPER /SQFT
11
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 730K4131,768———5% Launch Discount · 20K AED Booking · Near Metro · New LaunchAED 1.13M7791,444——-18%Steps Away From Metro · 20K AED Booking · New LaunchAED 700K4611,518——-14%New Launch · 10% Down payment · Metro connectivity · Mortgage applicableAED 1.05M6411,637——-7%50/50 Payment Plan · 2 Mins from Metro · 8 Minutes from Burj KhalifaAED 705K4211,675——-5%50/50 Payment Plan · Next to Metro Station · High Capital ReturnsAED 705K4131,707——-3%TAKEAWAYOf 23 comparables, 12 are more expensive per sqft. The 11 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export