Drops · Realestate · Dubai · The ValleyBack106968-OQHIB7
4-BED VILLA FARM GROVE 2
4BR + 5BA · 3,750 sqft · Farm Grove 2
★ Golden VisaVerified 3h ago
Now
AED 4.45M
AED 1,187
Price / sqft
3,750 sqft
Built-up area
4BR + 5BA
0d
On market
vs 12d median
AED 22,937
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
40 comps · Daily
BENCHMARK
The Valley, 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 23K
vs AED 23K at pre-drop price (AED 4.45M) · See cuts ↓
DOWN PAYMENT
AED 890K
20% of price
DLD FEE
AED 178K
4% of price
MORTGAGE REG
AED 9K
0.25% loan + 290
CASH TO CLOSE
AED 1.08M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.56M
25y · 6.00%
TOTAL INTEREST
AED 3.32M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 22K
/ mo · ~6% gross yield
BUY · NOW
AED 23K
+AED 687 / 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 5K/mo.
V · COMPARABLES
THE VALLEY · 4BR · ACTIVEVALUE · 40 COMPS
VALUE HEADLINE
AED 1,187 /sqft-23%
vs area median AED 1,547 /sqft · 39 comps
RANK
2 / 40
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 39 LISTINGS
MORE EXPENSIVE /SQFT
38
97% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.45M3,7501,187———Prime Unit · Single Row · No AgentsAED 2.80M2,4001,167——-2%4 BED VILLA I EARLY HANDOVER I PRIVATE LIFT I G + 2FAED 7.79M6,3951,218——+3%4-Bedroom Standalone Villa I Avelia The Valley by EmaarAED 7.26M5,6831,277——+8%Priority Allocation · Final Cluster Of ValleyAED 5.09M3,9111,301——+10%Vacant · Close to Pool · Vastu CompliantAED 3.45M2,6031,325——+12%TAKEAWAYOf 39 comparables, 38 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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