2-BED APARTMENT REEF 998
2BR + 3BA · 1,003 sqft · Reef 998
Verified 4h ago
Now
AED 1.36M
AED 1,356
Price / sqft
1,003 sqft
Built-up area
2BR + 3BA
0d
On market
vs 8d median
AED 7,010
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
22 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 7K
vs AED 7K at pre-drop price (AED 1.36M) · See cuts ↓
DOWN PAYMENT
AED 272K
20% of price
DLD FEE
AED 54K
4% of price
MORTGAGE REG
AED 3K
0.25% loan + 290
CASH TO CLOSE
AED 329K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.09M
25y · 6.00%
TOTAL INTEREST
AED 1.01M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 7K
/ mo · ~6% gross yield
BUY · NOW
AED 7K
+AED 210 / 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 · 16 COMPS
VALUE HEADLINE
AED 1,356 /sqft+12%
vs area median AED 1,210 /sqft · 15 comps
RANK
11 / 16
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 15 LISTINGS
MORE EXPENSIVE /SQFT
5
33% of comps
CHEAPER /SQFT
10
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.36M1,0031,356———Cash offerAED 780K974801——-41%Agency Allocation · Open ViewsAED 1.55M1,663932——-31%Cash Offer · Flexible PaymentsAED 1.50M1,581949——-30%Investor Deal 100% Upfront · 4% DLD Waiver · Fully Furnished · Resort Style AmenitiesAED 785K806974——-28%Serene Villa Community Views · 2-BEDROOM + STUDY · UP TO 70% MORTGAGE FINANCING · Fully Furnished Smart Residence · Investment OpportunityAED 1.52M1,4181,072——-21%TAKEAWAYOf 15 comparables, 5 are more expensive per sqft. The 10 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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