4-BED PENTHOUSE LUCE
4BR + 5BA · 8,298 sqft · Luce
★ Golden VisaVerified 3h ago
Now
AED 39.99M
AED 4,819
Price / sqft
8,298 sqft
Built-up area
4BR + 5BA
0d
On market
vs 7d median
AED 206,125
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 206K
vs AED 206K at pre-drop price (AED 39.99M) · See cuts ↓
DOWN PAYMENT
AED 8.00M
20% of price
DLD FEE
AED 1.60M
4% of price
MORTGAGE REG
AED 80K
0.25% loan + 290
CASH TO CLOSE
AED 9.68M
Day-one out-of-pocket
LOAN AMOUNT
AED 31.99M
25y · 6.00%
TOTAL INTEREST
AED 29.85M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 200K
/ mo · ~6% gross yield
BUY · NOW
AED 206K
+AED 6K / 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 41K/mo.
V · COMPARABLES
PALM JUMEIRAH · 4BR · ACTIVEVALUE · 19 COMPS
VALUE HEADLINE
AED 4,819 /sqft-10%
vs area median AED 5,351 /sqft · 18 comps
RANK
9 / 19
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 18 LISTINGS
MORE EXPENSIVE /SQFT
10
56% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 39.99M8,2984,819———3BR Duplex PH · UnfurnishedAED 8.50M4,6771,817——-62%Duplex Penthouse · H-Type · Park ViewsAED 9.95M5,2381,900——-61%Full Reno & Upgrade · Penthouse · See NowAED 22.00M10,2372,149——-55%Duplex Penthouse · Vacant · G-TypeAED 10.50M4,8442,168——-55%VACANT · FULL SEA VIEW · G TYPE PENTHOUSE · DUPLEXAED 10.80M4,8382,232——-54%TAKEAWAYOf 18 comparables, 10 are more expensive per sqft. The 8 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export