4-BED TOWNHOUSE BAY ESTATE
4BR + 6BA · 3,815 sqft · Bay Estate
★ Golden VisaVerified 3h ago
Now
AED 5.90M
AED 1,547
Price / sqft
3,815 sqft
Built-up area
4BR + 6BA
0d
On market
vs 10d 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.
04
23 ACTIVE COMPS IN DUBAI ISLANDS
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
23 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 · 4BR · ACTIVEVALUE · 17 COMPS
VALUE HEADLINE
AED 1,547 /sqft-20%
vs area median AED 1,923 /sqft · 16 comps
RANK
4 / 17
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 16 LISTINGS
MORE EXPENSIVE /SQFT
13
81% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.90M3,8151,547———Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-14%Over 20 Exclusive Units · Community Specialist · On The Park · Single RowAED 9.30M6,9641,335——-14%NATURE-LED VILLA · ROOF DECKAED 8.20M5,8851,394——-10%4BR Garden Villa · New Launch · Beachfront · Capital AppreciationAED 10.00M6,3521,574——+2%4 Bedroom Villa · Private Beach Access · Single Row · Prime UnitAED 6.65M4,1001,622——+5%TAKEAWAYOf 16 comparables, 13 are more expensive per sqft. The 3 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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