4-BED VILLA AIN AL MAHA
4BR + 6BA · 9,877 sqft · Ain Al Maha
★ Golden VisaVerified 2d ago
Now
AED 9.10M
AED 921
Price / sqft
9,877 sqft
Built-up area
4BR + 6BA
68d
On market
vs 12d median
AED 46,905
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four 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
24 comps · 3× daily
BENCHMARK
Al Jubail Island, last 180d
REFRESH
3× daily
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 47K
vs AED 47K at pre-drop price (AED 9.10M) · See cuts ↓
DOWN PAYMENT
AED 1.82M
20% of price
DLD FEE
AED 364K
4% of price
MORTGAGE REG
AED 18K
0.25% loan + 290
CASH TO CLOSE
AED 2.20M
Day-one out-of-pocket
LOAN AMOUNT
AED 7.28M
25y · 6.00%
TOTAL INTEREST
AED 6.79M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 46K
/ mo · ~6% gross yield
BUY · NOW
AED 47K
+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 9K/mo.
V · COMPARABLES
AL JUBAIL ISLAND · 4BR · ACTIVEVALUE · 18 COMPS
VALUE HEADLINE
AED 921 /sqft-22%
vs area median AED 1,187 /sqft · 17 comps
RANK
5 / 18
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 17 LISTINGS
MORE EXPENSIVE /SQFT
13
76% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 9.10M9,877921———V5 Select · Plot size · Elite CommunityAED 15.00M18,065830——-10%Hottest Deal · Brand New VillaAED 15.00M18,065830——-10%Single Row · Type SelectAED 9.00M10,118889——-3%Brand New · Executive MediterraneanAED 15.00M16,729897——-3%Marvellous V4 Executive · With Rooftop · Mangrove ViewAED 11.70M12,107966——+5%TAKEAWAYOf 17 comparables, 13 are more expensive per sqft. The 4 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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