2-BED PENTHOUSE PROVENZA RESIDENCES
2BR + 3BA · 1,641 sqft · Provenza Residences
Verified 3h ago
Now
AED 1.85M
AED 1,127
Price / sqft
1,641 sqft
Built-up area
2BR + 3BA
0d
On market
vs 2d median
AED 9,536
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
10 comps · Daily
BENCHMARK
Jumeirah Village C, 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 10K
vs AED 10K at pre-drop price (AED 1.85M) · See cuts ↓
DOWN PAYMENT
AED 370K
20% of price
DLD FEE
AED 74K
4% of price
MORTGAGE REG
AED 4K
0.25% loan + 290
CASH TO CLOSE
AED 448K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.48M
25y · 6.00%
TOTAL INTEREST
AED 1.38M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 9K
/ mo · ~6% gross yield
BUY · NOW
AED 10K
+AED 286 / 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 2K/mo.
V · COMPARABLES
JUMEIRAH VILLAGE CIRCLE · 2BR · ACTIVEVALUE · 10 COMPS
VALUE HEADLINE
AED 1,127 /sqft-28%
vs area median AED 1,555 /sqft · 9 comps
RANK
1 / 10
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 9 LISTINGS
MORE EXPENSIVE /SQFT
9
100% of comps
CHEAPER /SQFT
0
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.85M1,6411,127———Luxury Apartment · Cash Discount · 0% CommissionAED 925K7471,238——+10%4% Dld Waiver · 1BR + Study · Ready in one yearAED 1.05M8001,313——+17%Handover within One year · Easy AccessAED 1.49M1,1191,332——+18%High Floor · Park View · 0% Commission · Cash DiscountAED 925K6591,404——+25%High-Rise 1BR · JVC District 11 · Skyline & Pool ViewAED 1.02M6591,555——+38%TAKEAWAYOf 9 comparables, 9 are more expensive per sqft.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export
VI · AREA INTEL
JUMEIRAH VILLAGE CIRCLE · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
SLOWING↓ 2↓7 vs prior 30d
PRICE CUTS · JUMEIRAH VILLAGE CIRCLE · PROPERTY · 9 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 1.22MThis: AED 1.85M · +52%
AVG DOM
2d
THIS: 0D · −2D
ACTIVE COMPS
10
listings in segment
SIMILAR INVENTORY
Browse drops in Jumeirah Village Circle