2-BED APARTMENT FOREST CITY TOWER 2
2BR + 3BA · 1,418 sqft · Forest City Tower 2
Verified 3h ago
Now
AED 1.52M
AED 1,072
Price / sqft
1,418 sqft
Built-up area
2BR + 3BA
0d
On market
vs 6d median
AED 7,835
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
21 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 8K
vs AED 8K at pre-drop price (AED 1.52M) · See cuts ↓
DOWN PAYMENT
AED 304K
20% of price
DLD FEE
AED 61K
4% of price
MORTGAGE REG
AED 3K
0.25% loan + 290
CASH TO CLOSE
AED 368K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.22M
25y · 6.00%
TOTAL INTEREST
AED 1.13M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 8K
/ mo · ~6% gross yield
BUY · NOW
AED 8K
+AED 235 / 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
DUBAI LAND RESIDENCE COMPLEX · 2BR · ACTIVEVALUE · 16 COMPS
VALUE HEADLINE
AED 1,072 /sqft-15%
vs area median AED 1,254 /sqft · 15 comps
RANK
5 / 16
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 15 LISTINGS
MORE EXPENSIVE /SQFT
11
73% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.52M1,4181,072———Cash offerAED 780K974801——-25%Cash Offer · Fully Furnished · Flexible PaymentsAED 1.30M1,581822——-23%Agency Allocation · Open ViewsAED 1.55M1,663932——-13%Investor Deal 100% Upfront · 4% DLD Waiver · Fully Furnished · Resort Style AmenitiesAED 785K806974——-9%Villa Community & Park Views · 3-Bedroom + Maid Fully Furnished · Smart Home Technology · FLEXIBLE 30/70 PAYMENT PLANAED 1.92M1,7651,088——+1%TAKEAWAYOf 15 comparables, 11 are more expensive per sqft. The 4 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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