Drops · Realestate · Dubai · Dubai IslandsBackLOKHS-S-142800
4-BED TOWNHOUSE BAY ESTATE
4BR + 6BA · 3,546 sqft · Bay Estate
★ Golden VisaVerified 7d ago
Now
AED 6.90M
AED 1,946
Price / sqft
3,546 sqft
Built-up area
4BR + 6BA
6d
On market
vs 20d median
AED 35,565
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 36K
vs AED 36K at pre-drop price (AED 6.90M) · See cuts ↓
DOWN PAYMENT
AED 1.38M
20% of price
DLD FEE
AED 276K
4% of price
MORTGAGE REG
AED 14K
0.25% loan + 290
CASH TO CLOSE
AED 1.67M
Day-one out-of-pocket
LOAN AMOUNT
AED 5.52M
25y · 6.00%
TOTAL INTEREST
AED 5.15M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 35K
/ mo · ~6% gross yield
BUY · NOW
AED 36K
+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
DUBAI ISLANDS · 4BR · ACTIVEVALUE · 13 COMPS
VALUE HEADLINE
AED 1,946 /sqft+16%
vs area median AED 1,675 /sqft · 12 comps
RANK
9 / 13
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 12 LISTINGS
MORE EXPENSIVE /SQFT
4
33% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 6.90M3,5461,946———4BR Garden Villa · Corner Beach Rows · OP to OP DealAED 9.15M7,6261,200−2.4%—-38%Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-32%4BR Beachfront Villa · Resale Best Buy · Semi-DetachedAED 5.80M4,2401,368——-30%Investor Deal · Under Market Price · Prime Unit · Single Row · On The ParkAED 5.20M3,4011,529——-21%Bay Estates · Book From 100k Aed · 4BR Villa · Flexible Payment PlanAED 7.00M4,3011,628−2.8%—-16%TAKEAWAYOf 12 comparables, 4 are more expensive per sqft. The 8 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export