Drops · Realestate · Dubai · Dubai IslandsBackLOKHS-S-142796
3-BED TOWNHOUSE BAY ESTATE
3BR + 5BA · 2,411 sqft · Bay Estate
★ Golden VisaVerified 7d ago
Now
AED 5.90M
AED 2,447
Price / sqft
2,411 sqft
Built-up area
3BR + 5BA
6d
On market
vs 19d median
AED 30,411
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
Dubai Islands, 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 30K
vs AED 30K at pre-drop price (AED 5.90M) · See cuts ↓
DOWN PAYMENT
AED 1.18M
20% of price
DLD FEE
AED 236K
4% of price
MORTGAGE REG
AED 12K
0.25% loan + 290
CASH TO CLOSE
AED 1.43M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.72M
25y · 6.00%
TOTAL INTEREST
AED 4.40M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 30K
/ mo · ~6% gross yield
BUY · NOW
AED 30K
+AED 911 / 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 6K/mo.
V · COMPARABLES
DUBAI ISLANDS · 3BR · ACTIVEVALUE · 14 COMPS
VALUE HEADLINE
AED 2,447 /sqft+46%
vs area median AED 1,675 /sqft · 13 comps
RANK
11 / 14
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
3
23% of comps
CHEAPER /SQFT
10
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.90M2,4112,447———4BR Garden Villa · Corner Beach Rows · OP to OP DealAED 9.15M7,6261,200−2.4%—-51%Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-46%4BR Beachfront Villa · Resale Best Buy · Semi-DetachedAED 5.80M4,2401,368——-44%Investor Deal · Under Market Price · Prime Unit · Single Row · On The ParkAED 5.20M3,4011,529——-38%Bay Estates · Book From 100k Aed · 4BR Villa · Flexible Payment PlanAED 7.00M4,3011,628−2.8%—-33%TAKEAWAYOf 13 comparables, 3 are more expensive per sqft. The 10 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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