Drops · Realestate · Dubai · La MerBackAXC-3997311

5-BED PENTHOUSE LE CIEL TOWER 1

5BR + 6BA · 11,351 sqft · Le Ciel Tower 1

★ Golden VisaVerified 3h ago

Now

AED 48.63M

Open on Bayut

AED 4,284

Price / sqft

11,351 sqft

Built-up area

5BR + 6BA

On market

vs 1d median

AED 250,659

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 0 days ago.

How do these scores work?

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

3 comps · Daily

BENCHMARK

La Mer, last 180d

REFRESH

Daily

IV · CASHFLOW

UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · 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 251K

vs AED 251K at pre-drop price (AED 48.63M) · See cuts ↓

DOWN PAYMENT

AED 9.73M

20% of price

DLD FEE

AED 1.95M

4% of price

MORTGAGE REG

AED 98K

0.25% loan + 290

CASH TO CLOSE

AED 11.77M

Day-one out-of-pocket

LOAN AMOUNT

AED 38.90M

25y · 6.00%

TOTAL INTEREST

AED 36.29M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 243K

/ mo · ~6% gross yield

BUY · NOW

AED 251K

+AED 8K / 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 RATES

If rates climb to 8%, your payment grows by ~AED 50K/mo.

V · COMPARABLES

LA MER · 5BR · ACTIVE

VALUE · 2 COMPS

VALUE HEADLINE

AED 4,284 /sqft0%

vs area median AED 4,292 /sqft · 1 comps

RANK

1 / 2

CHEAPEST QUARTILE

AED / SQFT · DISTRIBUTION

BREAKDOWN · 1 LISTINGS

MORE EXPENSIVE /SQFT

100% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 48.63M11,3514,284———Triplex Penthouse · Marina and Skyline ViewsAED 34.80M8,1084,292——0%

TAKEAWAYOf 1 comparables, 1 are more expensive per sqft.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL

LA MER · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

MEDIAN PRICE · ACTIVE

AED 48.63MThis: AED 48.63M · 0%

AVG DOM

THIS: 0D · −1D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in La Mer

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

Bayut

Ref · axc-3997311

Last verified

…

04 Nov, 06:47

Freshness

Daily

24h scan window

Method

Direct scrape

Reference-keyed

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.