Drops · Realestate · Dubai · Dubai IslandsBackXRP-WV-BAYVILLA-02
5-BED VILLA WATERFRONT VILLAS
5BR + 6BA · 7,261 sqft · Waterfront Villas
★ Golden VisaVerified 2h ago
Now
AED 12.60M
AED 1,735
Price / sqft
7,261 sqft
Built-up area
5BR + 6BA
0d
On market
vs 10d median
AED 64,946
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
13 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 65K
vs AED 65K at pre-drop price (AED 12.60M) · See cuts ↓
DOWN PAYMENT
AED 2.52M
20% of price
DLD FEE
AED 504K
4% of price
MORTGAGE REG
AED 25K
0.25% loan + 290
CASH TO CLOSE
AED 3.05M
Day-one out-of-pocket
LOAN AMOUNT
AED 10.08M
25y · 6.00%
TOTAL INTEREST
AED 9.40M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 63K
/ mo · ~6% gross yield
BUY · NOW
AED 65K
+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 13K/mo.
V · COMPARABLES
DUBAI ISLANDS · 5BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 1,735 /sqft-10%
vs area median AED 1,923 /sqft · 6 comps
RANK
3 / 7
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
4
67% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 12.60M7,2611,735———Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-23%Over 20 Exclusive Units · Community Specialist · On The Park · Single RowAED 9.30M6,9641,335——-23%COASTAL VILLA · LANDSCAPED SETTING · NATURAL LIGHTAED 8.10M4,2401,910——+10%New Launch Dubai Islands · Waterfront 4BR VillasAED 10.00M5,2001,923——+11%40/60 Plan · 4 Bed Large Layout · Hatimi Residences · Handover October 2026AED 18.00M4,5913,921——+126%TAKEAWAYOf 6 comparables, 4 are more expensive per sqft. The 2 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export
VI · AREA INTEL
DUBAI ISLANDS · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 2↑2 vs prior 30d
PRICE CUTS · DUBAI ISLANDS · PROPERTY · 0 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 6.25MThis: AED 12.60M · +102%
AVG DOM
10d
THIS: 0D · −10D
ACTIVE COMPS
13
listings in segment
SIMILAR INVENTORY
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