Drops · Realestate · Dubai · Dubai IslandsBack106968-GNLHMF
4-BED VILLA BAY ESTATE
4BR + 5BA · 4,100 sqft · Bay Estate
★ Golden VisaVerified 3h ago
Now
AED 6.65M
AED 1,622
Price / sqft
4,100 sqft
Built-up area
4BR + 5BA
0d
On market
vs 12d median
AED 34,277
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
17 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 34K
vs AED 34K at pre-drop price (AED 6.65M) · See cuts ↓
DOWN PAYMENT
AED 1.33M
20% of price
DLD FEE
AED 266K
4% of price
MORTGAGE REG
AED 14K
0.25% loan + 290
CASH TO CLOSE
AED 1.61M
Day-one out-of-pocket
LOAN AMOUNT
AED 5.32M
25y · 6.00%
TOTAL INTEREST
AED 4.96M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 33K
/ mo · ~6% gross yield
BUY · NOW
AED 34K
+AED 1K / 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 7K/mo.
V · COMPARABLES
DUBAI ISLANDS · 4BR · ACTIVEVALUE · 11 COMPS
VALUE HEADLINE
AED 1,622 /sqft-7%
vs area median AED 1,735 /sqft · 10 comps
RANK
5 / 11
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 10 LISTINGS
MORE EXPENSIVE /SQFT
6
60% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 6.65M4,1001,622———Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-18%Over 20 Exclusive Units · Community Specialist · On The Park · Single RowAED 9.30M6,9641,335——-18%NATURE-LED VILLA · ROOF DECKAED 8.20M5,8851,394——-14%4BR Garden Villa · New Launch · Beachfront · Capital AppreciationAED 10.00M6,3521,574——-3%Close to OP · Semi Detached 4BR Villa · Resale · Next to the BeachAED 6.60M3,8541,713——+6%TAKEAWAYOf 10 comparables, 6 are more expensive per sqft. The 4 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
SLOWING↓ 0↓2 vs prior 30d
PRICE CUTS · DUBAI ISLANDS · PROPERTY · 2 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 5.63MThis: AED 6.65M · +18%
AVG DOM
12d
THIS: 0D · −12D
ACTIVE COMPS
17
listings in segment
SIMILAR INVENTORY
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