4-BED VILLA BAY ESTATE
4BR + 6BA · 6,352 sqft · Bay Estate
★ Golden VisaVerified 4h ago
Now
AED 10.00M
AED 1,574
Price / sqft
6,352 sqft
Built-up area
4BR + 6BA
0d
On market
vs 12d median
AED 51,544
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
18 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 52K
vs AED 52K at pre-drop price (AED 10.00M) · See cuts ↓
DOWN PAYMENT
AED 2.00M
20% of price
DLD FEE
AED 400K
4% of price
MORTGAGE REG
AED 20K
0.25% loan + 290
CASH TO CLOSE
AED 2.42M
Day-one out-of-pocket
LOAN AMOUNT
AED 8.00M
25y · 6.00%
TOTAL INTEREST
AED 7.46M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 50K
/ mo · ~6% gross yield
BUY · NOW
AED 52K
+AED 2K / 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 10K/mo.
V · COMPARABLES
DUBAI ISLANDS · 4BR · ACTIVEVALUE · 12 COMPS
VALUE HEADLINE
AED 1,574 /sqft-18%
vs area median AED 1,923 /sqft · 11 comps
RANK
4 / 12
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 11 LISTINGS
MORE EXPENSIVE /SQFT
8
73% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 10.00M6,3521,574———Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-16%Over 20 Exclusive Units · Community Specialist · On The Park · Single RowAED 9.30M6,9641,335——-15%NATURE-LED VILLA · ROOF DECKAED 8.20M5,8851,394——-11%Close to OP · Semi Detached 4BR Villa · Resale · Next to the BeachAED 6.60M3,8541,713——+9%Nakheel Waterfront Villa · Signature 5BR+Maid · Arabian Gulf ViewsAED 12.60M7,2611,735——+10%TAKEAWAYOf 11 comparables, 8 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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