Drops · Realestate · Dubai · Tilal Al GhafBackALAYA/TR-S/TAG/MJ-NS2026

5BR VILLA ALAYA

5BR + 6BA · 8,030 sqft · Alaya

★ Golden VisaVerified 5h ago

Now

AED 18.00M

Open on PropertyFinder

AED 2,242

Price / sqft

8,030 sqft

Built-up area

5BR + 6BA

On market

vs 10d median

AED 92,779

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

because listed 6 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

28 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Tilal Al Ghaf, 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 93K

vs AED 93K at pre-drop price (AED 18.00M) · See cuts ↓

DOWN PAYMENT

AED 3.60M

20% of price

DLD FEE

AED 720K

4% of price

MORTGAGE REG

AED 36K

0.25% loan + 290

CASH TO CLOSE

AED 4.36M

Day-one out-of-pocket

LOAN AMOUNT

AED 14.40M

25y · 6.00%

TOTAL INTEREST

AED 13.43M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 1K

/ mo · ~6% gross yield

BUY · NOW

AED 93K

+AED 92K / 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 18K/mo.

V · COMPARABLES

TILAL AL GHAF · 5BR · ACTIVE

VALUE · 17 COMPS

VALUE HEADLINE

AED 2,242 /sqft+97%

vs area median AED 1,139 /sqft · 16 comps

RANK

11 / 17

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 16 LISTINGS

MORE EXPENSIVE /SQFT

38% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 16 comparables, 6 are more expensive per sqft. The 10 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 ALAYA

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 17 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES