Drops · Realestate · Dubai · Al JaddafBack102520-YGQPMG
1-BED APARTMENT BINGHATTI STARFALL
1BR + 2BA · 644 sqft · Binghatti Starfall
Verified 4d ago
Now
AED 1.20M
AED 1,863
Price / sqft
644 sqft
Built-up area
1BR + 2BA
7d
On market
vs 9d median
AED 6,185
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 6K
vs AED 6K at pre-drop price (AED 1.20M) · See cuts ↓
DOWN PAYMENT
AED 240K
20% of price
DLD FEE
AED 48K
4% of price
MORTGAGE REG
AED 3K
0.25% loan + 290
CASH TO CLOSE
AED 291K
Day-one out-of-pocket
LOAN AMOUNT
AED 960K
25y · 6.00%
TOTAL INTEREST
AED 896K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 6K
/ mo · ~6% gross yield
BUY · NOW
AED 6K
+AED 186 / 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 1K/mo.
V · COMPARABLES
AL JADDAF · 1BR · ACTIVEVALUE · 17 COMPS
VALUE HEADLINE
AED 1,863 /sqft+3%
vs area median AED 1,815 /sqft · 16 comps
RANK
12 / 17
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 16 LISTINGS
MORE EXPENSIVE /SQFT
5
31% of comps
CHEAPER /SQFT
11
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.20M6441,863———Steps Away From Metro · 20K AED Booking · New LaunchAED 700K4611,518——-19%New Launch · 10% Down payment · Metro connectivity · Mortgage applicableAED 1.05M6411,637——-12%50/50 Payment Plan · Next to Metro Station · High Capital ReturnsAED 705K4131,707——-8%FULL CASH DEAL · JUST AED 20K TO SECURE · NEW LAUNCH · METRO NEARBYAED 710K4151,711——-8%ONLY AED 20K TO BOOK · WALK TO METRO · NEW LAUNCH · CASH PURCHASEAED 715K4151,723——-8%TAKEAWAYOf 16 comparables, 5 are more expensive per sqft. The 11 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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