2-BED APARTMENT CELESTO TOWER 2
2BR + 3BA · 860 sqft · Celesto Tower 2
Verified 3h ago
Now
AED 1.10M
AED 1,279
Price / sqft
860 sqft
Built-up area
2BR + 3BA
0d
On market
vs 4d median
AED 5,670
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
33 comps · Daily
BENCHMARK
Dubai Land Residen, 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 6K
vs AED 6K at pre-drop price (AED 1.10M) · See cuts ↓
DOWN PAYMENT
AED 220K
20% of price
DLD FEE
AED 44K
4% of price
MORTGAGE REG
AED 2K
0.25% loan + 290
CASH TO CLOSE
AED 266K
Day-one out-of-pocket
LOAN AMOUNT
AED 880K
25y · 6.00%
TOTAL INTEREST
AED 821K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 6K
/ mo · ~6% gross yield
BUY · NOW
AED 6K
+AED 170 / 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 1K/mo.
V · COMPARABLES
DUBAI LAND RESIDENCE COMPLEX · 2BR · ACTIVEVALUE · 24 COMPS
VALUE HEADLINE
AED 1,279 /sqft+4%
vs area median AED 1,232 /sqft · 23 comps
RANK
15 / 24
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 23 LISTINGS
MORE EXPENSIVE /SQFT
9
39% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.10M8601,279———Agency Allocation · Open ViewsAED 1.55M1,663932——-27%INVESTOR DEAL · FULLY FURNISHED LUXURY RESIDENCES · HIGH CAPITAL GROWTH POTENTIALAED 845K890949——-26%Investor Deal 100% Upfront · 4% DLD Waiver · Fully Furnished · Resort Style AmenitiesAED 785K806974——-24%NEWEST LAUNCH · Furnished 2BR · 3Y Post-Handover · Near Metro · DLRC · Minutes from DSOAED 1.47M1,4101,043——-18%2 BR High Floor · Open Villas View · Launch Price · EOI"s OpenAED 1.55M1,4091,100——-14%TAKEAWAYOf 23 comparables, 9 are more expensive per sqft. The 14 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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