Drops · Realestate · Dubai · Al JaddafBack102520-2EWMIM
1-BED APARTMENT BINGHATTI STARFALL
1BR + 2BA · 640 sqft · Binghatti Starfall
Verified 3h ago
Now
AED 1.25M
AED 1,961
Price / sqft
640 sqft
Built-up area
1BR + 2BA
0d
On market
vs 17d median
AED 6,469
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
12 comps · Daily
BENCHMARK
Al Jaddaf, 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 6K
vs AED 6K at pre-drop price (AED 1.25M) · See cuts ↓
DOWN PAYMENT
AED 251K
20% of price
DLD FEE
AED 50K
4% of price
MORTGAGE REG
AED 3K
0.25% loan + 290
CASH TO CLOSE
AED 304K
Day-one out-of-pocket
LOAN AMOUNT
AED 1.00M
25y · 6.00%
TOTAL INTEREST
AED 937K
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 6K
/ mo · ~6% gross yield
BUY · NOW
AED 6K
+AED 194 / 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
AL JADDAF · 1BR · ACTIVEVALUE · 12 COMPS
VALUE HEADLINE
AED 1,961 /sqft-2%
vs area median AED 1,991 /sqft · 11 comps
RANK
6 / 12
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 11 LISTINGS
MORE EXPENSIVE /SQFT
6
55% of comps
CHEAPER /SQFT
5
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 1.25M6401,961———New Launch · High Floor 1 BR · 0.50% Monthly · Near Downtown · Walking to MetroAED 997K7771,283−3.9%—-35%2BR Smart Living · 20% Down Payment · 80% Mortgage · High Appreciation · Cash OfferAED 1.65M1,1131,482——-24%FLEXIBLE PAYMENT PLAN · METRO ACCESS · SKYLINE & POOL VIEWAED 1.22M8051,509——-23%1BR · Skyline View · Prime Al Jaddaf LocationAED 1.25M6691,868——-5%Guaranteed Genuine Price · 3 mins to Metro · Available Now · Pre-launch OfferAED 678K3581,894——-3%TAKEAWAYOf 11 comparables, 6 are more expensive per sqft. The 5 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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