4-BED PENTHOUSE IL PRIMO
4BR + 6BA · 5,176 sqft · IL Primo
★ Golden VisaVerified 4h ago
Now
AED 30.00M
AED 5,796
Price / sqft
5,176 sqft
Built-up area
4BR + 6BA
0d
On market
vs 13d median
AED 154,632
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
10 comps · Daily
BENCHMARK
Downtown Dubai, 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 155K
vs AED 155K at pre-drop price (AED 30.00M) · See cuts ↓
DOWN PAYMENT
AED 6.00M
20% of price
DLD FEE
AED 1.20M
4% of price
MORTGAGE REG
AED 60K
0.25% loan + 290
CASH TO CLOSE
AED 7.26M
Day-one out-of-pocket
LOAN AMOUNT
AED 24.00M
25y · 6.00%
TOTAL INTEREST
AED 22.39M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 150K
/ mo · ~6% gross yield
BUY · NOW
AED 155K
+AED 5K / 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 31K/mo.
V · COMPARABLES
DOWNTOWN DUBAI · 4BR · ACTIVEVALUE · 8 COMPS
VALUE HEADLINE
AED 5,796 /sqft+17%
vs area median AED 4,973 /sqft · 7 comps
RANK
6 / 8
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 7 LISTINGS
MORE EXPENSIVE /SQFT
2
29% of comps
CHEAPER /SQFT
5
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 30.00M5,1765,796———5-Bedroom · Burj Khalifa & Downtown ViewsAED 23.00M5,4224,242——-27%FULLY FURNISHED · 360 DOWNTWON VIEWAED 12.60M2,8454,429——-24%St. Regis · Burj Khalifa View · Lay outAED 21.00M4,4084,764——-18%Burj View · Turnkey · Fully RemodelledAED 15.00M3,0164,973——-14%HalfFloor · Burj View · ST. Regis ServicedAED 23.00M4,4055,221——-10%TAKEAWAYOf 7 comparables, 2 are more expensive per sqft. The 5 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export
VI · AREA INTEL
DOWNTOWN DUBAI · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
MEDIAN PRICE · ACTIVE
AED 22.00MThis: AED 30.00M · +36%
AVG DOM
13d
THIS: 0D · −13D
ACTIVE COMPS
10
listings in segment
SIMILAR INVENTORY
Browse drops in Downtown Dubai