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: €1.59M–€1.66M.
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.
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% · −-€126KPRICE ACTION · 36 DAYS
AskingArea median 2.0MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D36
was €1.84M → €1.71M
36d after listing
−6.8%
-€126K
TOTAL · 36D
−6.8%
-€126K
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
€9K−€649 / mo
vs €9K at pre-drop price (€1.84M) · See cuts ↓
DOWN PAYMENT
€343K
20% of price
DLD FEE
€69K
4% of price
MORTGAGE REG
€3K
0.25% loan + 290
CASH TO CLOSE
€415K
Day-one out-of-pocket
LOAN AMOUNT
€1.37M
25y · 6.00%
TOTAL INTEREST
€1.28M
Over full term
RENT VS BUY
RENT · ESTIMATE
€9K
/ mo · ~6% gross yield
BUY · NOW
€9K
+€264 / 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 ~€2K/mo.
V · COMPARABLES
AL MARYAH ISLAND · 5BR · ACTIVEVALUE · 6 COMPS
VALUE HEADLINE
AED 1,915 /sqft-3%
vs area median AED 1,972 /sqft · 5 comps
RANK
1 / 6
CHEAPEST QUARTILE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 5 LISTINGS
MORE EXPENSIVE /SQFT
4
80% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€1.71M3,5511,915———Furnished Duplex Penthouse · Canal View€1.71M3,5511,915——0%√5BR Penthouse · End Use · Canal Views√€1.76M3,5511,971——+3%Fully Furnished · Full Sea View€1.76M3,5501,972——+3%4 BEDROOM + M PENTHOUSE · NEXT TO ADGM · SEA VIEW€2.09M3,8942,131——+11%Fully Upgraded€1.94M3,4892,207——+15%TAKEAWAYOf 5 comparables, 4 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 COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 2↑1 vs prior 30d
PRICE CUTS · AL MARYAH ISLAND · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
€500KThis: €1.71M · +243%
AVG DOM
34d
THIS: 72D · +38D
ACTIVE COMPS
14
listings in segment
SIMILAR INVENTORY
Browse drops in Al Maryah Island