Drops · Realestate · Dubai · The ValleyBack101720-UUT95G
4-BED VILLA ALVA
4BR + 6BA · 3,091 sqft · Alva
★ Golden VisaVerified 2h ago
Now
AED 5.50M
AED 1,779
Price / sqft
3,091 sqft
Built-up area
4BR + 6BA
0d
On market
vs 10d median
AED 28,349
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
24 comps · Daily
BENCHMARK
The Valley, 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 28K
vs AED 28K at pre-drop price (AED 5.50M) · See cuts ↓
DOWN PAYMENT
AED 1.10M
20% of price
DLD FEE
AED 220K
4% of price
MORTGAGE REG
AED 11K
0.25% loan + 290
CASH TO CLOSE
AED 1.33M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.40M
25y · 6.00%
TOTAL INTEREST
AED 4.10M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 28K
/ mo · ~6% gross yield
BUY · NOW
AED 28K
+AED 849 / 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 6K/mo.
V · COMPARABLES
THE VALLEY · 4BR · ACTIVEVALUE · 24 COMPS
VALUE HEADLINE
AED 1,779 /sqft+12%
vs area median AED 1,585 /sqft · 23 comps
RANK
18 / 24
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 23 LISTINGS
MORE EXPENSIVE /SQFT
6
26% of comps
CHEAPER /SQFT
17
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.50M3,0911,779———4 BED VILLA I EARLY HANDOVER I PRIVATE LIFT I G + 2FAED 7.79M6,3951,218——-32%BrandNew Villa · Multiple OptionsAED 2.70M2,1021,284——-28%Corner Unit · Near to Amenities · More OptionsAED 3.60M2,6171,376——-23%Handed Over · Mortgage EligibleAED 3.50M2,5051,397——-21%No Agents · Brand NewAED 2.65M1,8731,415——-20%TAKEAWAYOf 23 comparables, 6 are more expensive per sqft. The 17 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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