Drops · Realestate · Dubai · Town SquareBackPB-S-37900-2
3BR VILLA HAYAT TOWNHOUSES
3BR + 3BA · 2,045 sqft · Hayat Townhouses
★ Golden VisaVerified 2h ago
Now
AED 2.85M
AED 1,394
Price / sqft
2,045 sqft
Built-up area
3BR + 3BA
62d
On market
vs 10d median
AED 14,690
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
22 comps · 3× daily
BENCHMARK
Town Square, 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 15K
vs AED 15K at pre-drop price (AED 2.85M) · See cuts ↓
DOWN PAYMENT
AED 570K
20% of price
DLD FEE
AED 114K
4% of price
MORTGAGE REG
AED 6K
0.25% loan + 290
CASH TO CLOSE
AED 690K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.28M
25y · 6.00%
TOTAL INTEREST
AED 2.13M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 14K
/ mo · ~6% gross yield
BUY · NOW
AED 15K
+AED 440 / 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 3K/mo.
V · COMPARABLES
TOWN SQUARE · 3BR · ACTIVEVALUE · 20 COMPS
VALUE HEADLINE
AED 1,394 /sqft+2%
vs area median AED 1,367 /sqft · 19 comps
RANK
13 / 20
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 19 LISTINGS
MORE EXPENSIVE /SQFT
7
37% of comps
CHEAPER /SQFT
12
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 2.85M2,0451,394———Vacant On Transfer · Close to Souk & AmenitiesAED 2.75M2,1251,294——-7%Central AC · Best facilitiesAED 2.75M2,1181,298——-7%Vacant Soon · Opposite Central Park · Type 2AED 2.85M2,1791,308——-6%UPGRADED -SINGLE ROW- TYPE 2- VOT · ON THE PARKAED 2.88M2,1801,319——-5%and Spacious 3BR TH · VacantAED 2.75M2,0541,339——-4%TAKEAWAYOf 19 comparables, 7 are more expensive per sqft. The 12 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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