Drops · Realestate · Dubai · The S TowerBackSUPERLUXURYS

5BR PENTHOUSE THE S TOWER

5BR + 7BA · 11,266 sqft

★ Golden VisaVerified 4h ago

Now

AED 55.07M

Open on PropertyFinder

AED 4,888

Price / sqft

11,266 sqft

Built-up area

5BR + 7BA

22d

On market

vs 16d median

AED 283,848

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 22 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

6 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

The S Tower, 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 284K

vs AED 284K at pre-drop price (AED 55.07M) · See cuts ↓

DOWN PAYMENT

AED 11.01M

20% of price

DLD FEE

AED 2.20M

4% of price

MORTGAGE REG

AED 110K

0.25% loan + 290

CASH TO CLOSE

AED 13.33M

Day-one out-of-pocket

LOAN AMOUNT

AED 44.06M

25y · 6.00%

TOTAL INTEREST

AED 41.10M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 83K

/ mo · ~6% gross yield

BUY · NOW

AED 284K

+AED 200K / 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 56K/mo.

V · COMPARABLES

THE S TOWER · 5BR · ACTIVE

VALUE · 6 COMPS

VALUE HEADLINE

AED 4,888 /sqft+21%

vs area median AED 4,029 /sqft · 5 comps

RANK

4 / 6

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 5 LISTINGS

MORE EXPENSIVE /SQFT

40% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 5 comparables, 2 are more expensive per sqft. The 3 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

THE S TOWER · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.

AREA PULSE · 30D

SLOWING

↓ 145↓423 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE

AED 16.70MThis: AED 55.07M · +230%

AVG DOM

16d

THIS: 22D · +6D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in The S Tower

Browse

VII · TRUST & ACTION

DATA ATTESTED · 08 AUG, 16:40

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · SUPERLUXURYS

Last verified

…

08 Aug, 16:40

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

VERIFIED SPECIALISTS

No verified specialist for this area yet — leave your number and we'll connect you.

Browse verified specialists

SAVE & SHARE

Sourced & verified by UAEDrops. Independent — we don't accept agency listings.