4-BED TOWNHOUSE AURA GARDENS
4BR + 4BA · 2,412 sqft · Aura Gardens
★ Golden VisaVerified 2h ago
Now
AED 5.40M
AED 2,239
Price / sqft
2,412 sqft
Built-up area
4BR + 4BA
0d
On market
vs 2d median
AED 27,834
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
15 comps · Daily
BENCHMARK
Tilal Al Ghaf, 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 5.40M) · See cuts ↓
DOWN PAYMENT
AED 1.08M
20% of price
DLD FEE
AED 216K
4% of price
MORTGAGE REG
AED 11K
0.25% loan + 290
CASH TO CLOSE
AED 1.31M
Day-one out-of-pocket
LOAN AMOUNT
AED 4.32M
25y · 6.00%
TOTAL INTEREST
AED 4.03M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 27K
/ mo · ~6% gross yield
BUY · NOW
AED 28K
+AED 834 / 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
TILAL AL GHAF · 4BR · ACTIVEVALUE · 14 COMPS
VALUE HEADLINE
AED 2,239 /sqft+11%
vs area median AED 2,024 /sqft · 13 comps
RANK
10 / 14
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 13 LISTINGS
MORE EXPENSIVE /SQFT
4
31% of comps
CHEAPER /SQFT
9
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 5.40M2,4122,239———Stop Scrolling · 3,303 Sq Ft Plot · Private PoolAED 5.60M3,3031,695——-24%Single Row · Ready to MoveAED 3.75M2,1421,751——-22%Corner Unit · Upgraded · Landscaped GardenAED 4.30M2,3801,807——-19%Corner Unit · Upgraded · Landscaped GardenAED 4.30M2,1791,973——-12%Corner Unit · Landscaped Garden · Priced to SellAED 4.40M2,2011,999——-11%TAKEAWAYOf 13 comparables, 4 are more expensive per sqft. The 9 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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