Drops · Realestate · Abu Dhabi · Al Jubail IslandBackIB-4487

5BR VILLA AIN AL MAHA

5BR + 7BA · 15,565 sqft · Ain Al Maha

Verified 26m ago

Now

AED 650K

Open on PropertyFinder

AED 42

Price / sqft

15,565 sqft

Built-up area

5BR + 7BA

11d

On market

vs 15d median

AED 3,350

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 11 days ago.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN

Awaiting first price event to compute score.

Free-tier shows the headline only. Insider unlocks the four detailed 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

59 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Al Jubail Island, last 180d

REFRESH

Hourly

IV · CASHFLOW

UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · RENT · BREAK-EVEN

YOUR ASSUMPTIONS

Down payment20%

15%40%

Interest rate6.00%

3.50%8.00%

Term25 yr

15 yr30 yr

UAE Central Bank caps residential mortgages at 25 years tenor and 80% LTV for residents on a first home (≤AED 5M). Drag the sliders to model your own assumptions — actual rates vary by bank and profile.

MONTHLY · NOW

AED 3K

vs AED 3K at pre-drop price (AED 650K) · See cuts ↓

DOWN PAYMENT

AED 130K

20% of price

DLD FEE

AED 26K

4% of price

MORTGAGE REG

AED 2K

0.25% loan + 290

CASH TO CLOSE

AED 158K

Day-one out-of-pocket

LOAN AMOUNT

AED 520K

25y · 6.00%

TOTAL INTEREST

AED 485K

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 3K

/ mo · ~6% gross yield

BUY · NOW

AED 3K

+AED 850 / 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 RATES

If rates climb to 8%, your payment grows by ~AED 663/mo.

V · COMPARABLES

AL JUBAIL ISLAND · 5BR · ACTIVE

VALUE · 32 COMPS

VALUE HEADLINE

AED 42 /sqft-49%

vs area median AED 82 /sqft · 31 comps

RANK

3 / 32

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 31 LISTINGS

MORE EXPENSIVE /SQFT

94% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 650K15,56542—0d—Water View| Corner 5BR+Maid+Driver| Type V5 SelectAED 650K17,58137—0d-12%4 Bedroom Executive Villa with Landscaped GardenAED 460K12,00538—0d-10%Huge Garden with Pool | Brand New ExceptionalAED 610K13,36146−6.2%0d+10%Stunning Waterfront Villa | Type V6 | PrestigiousAED 1.00M21,81646—0d+10%Landscaped | Private Swimming Pool | V5 SelectAED 850K17,37549—0d+17%

TAKEAWAYOf 31 comparables, 29 are more expensive per sqft. The 2 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

5BR VILLA AIN AL MAHA

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 32 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES