Drops · Realestate · Dubai · Palm JumeirahBackTAV-LIS-OPP-1193
4-BED PENTHOUSE THE ALBA RESIDENCES BY OMNIYAT
4BR + 6BA · 16,350 sqft · The Alba Residences by Omniyat
★ Golden VisaVerified 3h ago
Now
AED 127.50M
AED 7,798
Price / sqft
16,350 sqft
Built-up area
4BR + 6BA
0d
On market
vs 7d median
AED 657,187
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
21 comps · Daily
BENCHMARK
Palm Jumeirah, 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 657K
vs AED 657K at pre-drop price (AED 127.50M) · See cuts ↓
DOWN PAYMENT
AED 25.50M
20% of price
DLD FEE
AED 5.10M
4% of price
MORTGAGE REG
AED 255K
0.25% loan + 290
CASH TO CLOSE
AED 30.86M
Day-one out-of-pocket
LOAN AMOUNT
AED 102.00M
25y · 6.00%
TOTAL INTEREST
AED 95.16M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 638K
/ mo · ~6% gross yield
BUY · NOW
AED 657K
+AED 20K / 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 130K/mo.
V · COMPARABLES
PALM JUMEIRAH · 4BR · ACTIVEVALUE · 19 COMPS
VALUE HEADLINE
AED 7,798 /sqft+46%
vs area median AED 5,351 /sqft · 18 comps
RANK
15 / 19
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 18 LISTINGS
MORE EXPENSIVE /SQFT
4
22% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 127.50M16,3507,798———3BR Duplex PH · UnfurnishedAED 8.50M4,6771,817——-77%Duplex Penthouse · H-Type · Park ViewsAED 9.95M5,2381,900——-76%Full Reno & Upgrade · Penthouse · See NowAED 22.00M10,2372,149——-72%Duplex Penthouse · Vacant · G-TypeAED 10.50M4,8442,168——-72%VACANT · FULL SEA VIEW · G TYPE PENTHOUSE · DUPLEXAED 10.80M4,8382,232——-71%TAKEAWAYOf 18 comparables, 4 are more expensive per sqft. The 14 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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