4-BED VILLA AURA
4BR + 4BA · 3,411 sqft · Aura
★ Golden VisaVerified 3h ago
Now
AED 6.60M
AED 1,935
Price / sqft
3,411 sqft
Built-up area
4BR + 4BA
0d
On market
AED 34,019
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
3 comps · Daily
BENCHMARK
Tilal Al Ghaf, 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 34K
vs AED 34K at pre-drop price (AED 6.60M) · See cuts ↓
DOWN PAYMENT
AED 1.32M
20% of price
DLD FEE
AED 264K
4% of price
MORTGAGE REG
AED 13K
0.25% loan + 290
CASH TO CLOSE
AED 1.60M
Day-one out-of-pocket
LOAN AMOUNT
AED 5.28M
25y · 6.00%
TOTAL INTEREST
AED 4.93M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 33K
/ mo · ~6% gross yield
BUY · NOW
AED 34K
+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 RATESIf rates climb to 8%, your payment grows by ~AED 7K/mo.
V · COMPARABLES
TILAL AL GHAF · 4BR · ACTIVEVALUE · 3 COMPS
VALUE HEADLINE
AED 1,935 /sqft-8%
vs area median AED 2,111 /sqft · 2 comps
RANK
2 / 3
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 2 LISTINGS
MORE EXPENSIVE /SQFT
1
50% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 6.60M3,4111,935———Fully Upgraded & Extended · Opp PoolAED 4.60M2,4291,894——-2%Vacant nowAED 7.20M3,4112,111——+9%TAKEAWAYOf 2 comparables, 1 are more expensive per sqft. The 1 cheaper one is 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 COMPSGEOGRAPHY · PULSE · VELOCITY
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
Bayut
Ref · DUL264740
Last verified
…
25 Oct, 05:01
Freshness
Daily
24h scan window
Method
Direct scrape
Reference-keyed
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