5-BED PENTHOUSE AL MARYAH VISTA
5BR + 6BA · 3,551 sqft · Al Maryah Vista
▼ −6.8%★ Golden VisaVerified 6d ago
72-day history
II · THE THESIS
DEAL SCORE 31 / 100WHY THIS IS A DEAL
BOTTOM LINE
Fair deal — seller has made 1 cut since listing 72d ago. Fair offer band: AED 6.32M–AED 6.60M.
01
HEADLINE · COMPOSITE
Fair deal
SCORE BREAKDOWN
12
10
9
Drop % 12/35
Negotiability 10/25
Confidence 9/10
Insider unlocks the four evidence rows below.
02
VELOCITY MEDIUM·MOST RECENT CUT −7%
03
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
14 comps · 3× daily
OFFER BAND
−7% … −3% vs asking
BENCHMARK
Al Maryah Island, last 180d
REFRESH
3× daily
III · THE EVIDENCE
1 CUT · −6.8% · −-500KPRICE ACTION · 36 DAYS
AskingArea median 2.0MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D36
was AED 7.30M → AED 6.80M
36d after listing
−6.8%
-AED 500K
TOTAL · 36D
−6.8%
-AED 500K
NARRATIVESingle cut of 6.8% — early signal that the seller is testing the market.
Unlock the price history · AED 199 / mo
Every cut event · area median overlay · CSV export
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 35K−AED 3K / mo
vs AED 38K at pre-drop price (AED 7.30M) · See cuts ↓
DOWN PAYMENT
AED 1.36M
20% of price
DLD FEE
AED 272K
4% of price
MORTGAGE REG
AED 14K
0.25% loan + 290
CASH TO CLOSE
AED 1.65M
Day-one out-of-pocket
LOAN AMOUNT
AED 5.44M
25y · 6.00%
TOTAL INTEREST
AED 5.07M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 34K
/ mo · ~6% gross yield
BUY · NOW
AED 35K
+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 7K/mo.
V · COMPARABLES
AL MARYAH ISLAND · 5BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 1,915 /sqft-10%
vs area median AED 2,131 /sqft · 6 comps
RANK
1 / 7
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
5
83% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 6.80M3,5511,915———Furnished Duplex Penthouse · Canal ViewAED 6.80M3,5511,915——0%√5BR Penthouse · End Use · Canal Views√AED 7.00M3,5511,971——+3%Fully Furnished · Full Sea ViewAED 7.00M3,5501,972——+3%4 BEDROOM + M PENTHOUSE · NEXT TO ADGM · SEA VIEWAED 8.30M3,8942,131——+11%Fully UpgradedAED 7.70M3,4892,207−14.4%—+15%TAKEAWAYOf 6 comparables, 5 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export
VI · AREA INTEL
AL MARYAH ISLAND · ACTIVE COMPS