6BR VILLA AL NASEEM
6BR + 7BA · 8,425 sqft · Al Naseem
★ Golden VisaVerified 3h ago
Now
AED 10.10M
AED 1,199
Price / sqft
8,425 sqft
Built-up area
6BR + 7BA
15d
On market
vs 17d median
AED 52,060
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
38 comps · 3× daily
BENCHMARK
Al Hudayriat Islan, 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 52K
vs AED 52K at pre-drop price (AED 10.10M) · See cuts ↓
DOWN PAYMENT
AED 2.02M
20% of price
DLD FEE
AED 404K
4% of price
MORTGAGE REG
AED 20K
0.25% loan + 290
CASH TO CLOSE
AED 2.44M
Day-one out-of-pocket
LOAN AMOUNT
AED 8.08M
25y · 6.00%
TOTAL INTEREST
AED 7.54M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 51K
/ mo · ~6% gross yield
BUY · NOW
AED 52K
+AED 2K / 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 10K/mo.
V · COMPARABLES
AL HUDAYRIAT ISLAND · 6BR · ACTIVEVALUE · 11 COMPS
VALUE HEADLINE
AED 1,199 /sqft-43%
vs area median AED 2,104 /sqft · 10 comps
RANK
4 / 11
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 10 LISTINGS
MORE EXPENSIVE /SQFT
7
70% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 10.10M8,4251,199———Resale · HO Q3 2028AED 11.00M11,665943——-21%Corner Unit I Large Layout I Limited OfferAED 10.20M10,0081,019——-15%Corner · Single Row · Near to The BeachAED 10.50M9,8711,064——-11%Full Sea View · 25M Elevation · Type 8 · BasementAED 21.00M11,5011,826——+52%Type 1 Home Plus I West Facing Unit I 15M HighAED 13.86M6,8132,034——+70%TAKEAWAYOf 10 comparables, 7 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
AL HUDAYRIAT ISLAND · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
STABLE→ 1
PRICE CUTS · AL HUDAYRIAT ISLAND · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 7.92MThis: AED 10.10M · +28%
AVG DOM
17d
THIS: 15D · −2D
ACTIVE COMPS
38
listings in segment
SIMILAR INVENTORY
Browse drops in Al Hudayriat Island