Drops · Realestate · Abu Dhabi · Al Hudayriat IslandBackY32ZRZPFWY1Y0QXVGS24SVYDEC
4-BED PENTHOUSE BASHAYER RESIDENCES 1
4BR + 5BA · 402 sqft · Bashayer Residences 1
★ Golden VisaVerified 1h ago
Now
AED 9.70M
AED 24,129
Price / sqft
402 sqft
Built-up area
4BR + 5BA
119d
On market
vs 17d median
AED 49,998
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
17 comps · 3× daily
BENCHMARK
Al Hudayriat Islan, last 180d
REFRESH
3× 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 50K
vs AED 50K at pre-drop price (AED 9.70M) · See cuts ↓
DOWN PAYMENT
AED 1.94M
20% of price
DLD FEE
AED 388K
4% of price
MORTGAGE REG
AED 20K
0.25% loan + 290
CASH TO CLOSE
AED 2.35M
Day-one out-of-pocket
LOAN AMOUNT
AED 7.76M
25y · 6.00%
TOTAL INTEREST
AED 7.24M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 49K
/ mo · ~6% gross yield
BUY · NOW
AED 50K
+AED 1K / 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 10K/mo.
V · COMPARABLES
AL HUDAYRIAT ISLAND · 4BR · ACTIVEVALUE · 17 COMPS
VALUE HEADLINE
AED 24,129 /sqft+1378%
vs area median AED 1,632 /sqft · 16 comps
RANK
17 / 17
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 16 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
16
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 9.70M40224,129———Park Backing · Close to GolfcourseAED 9.10M10,000910——-96%Stand-alone Villa · Corner Unit · With Beach AccessAED 8.10M8,0721,003——-96%Single Row · 5BR Range Villa · Near the Golf CourseAED 12.50M10,1511,231——-95%Single Row · Corner UnitAED 4.90M3,6931,327——-95%Single Row Corner · Second Row From BeachAED 16.39M11,7021,400——-94%TAKEAWAYOf 16 comparables, 0 are more expensive per sqft. The 16 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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