4BR VILLA NAWAYEF EAST
4BR + 5BA · 4,921 sqft · Nawayef East
★ Golden VisaVerified 2h ago
Now
AED 7.85M
AED 1,595
Price / sqft
4,921 sqft
Built-up area
4BR + 5BA
3d
On market
vs 18d median
AED 40,462
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
33 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 40K
vs AED 40K at pre-drop price (AED 7.85M) · See cuts ↓
DOWN PAYMENT
AED 1.57M
20% of price
DLD FEE
AED 314K
4% of price
MORTGAGE REG
AED 16K
0.25% loan + 290
CASH TO CLOSE
AED 1.90M
Day-one out-of-pocket
LOAN AMOUNT
AED 6.28M
25y · 6.00%
TOTAL INTEREST
AED 5.86M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 39K
/ mo · ~6% gross yield
BUY · NOW
AED 40K
+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 8K/mo.
V · COMPARABLES
AL HUDAYRIAT ISLAND · 4BR · ACTIVEVALUE · 30 COMPS
VALUE HEADLINE
AED 1,595 /sqft-7%
vs area median AED 1,714 /sqft · 29 comps
RANK
12 / 30
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 29 LISTINGS
MORE EXPENSIVE /SQFT
18
62% of comps
CHEAPER /SQFT
11
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 7.85M4,9211,595———Next To Corner · BalconyAED 6.55M8,395780——-51%4BR · Corner Villa · Near the BeachAED 7.98M8,476941——-41%Resale · HO Q3 2028AED 11.00M11,665943——-41%End Unit · Low Premium · BalconyAED 7.98M8,073989——-38%South Californian Style · Majlis And Outdoor LivingAED 9.10M8,5481,065——-33%TAKEAWAYOf 29 comparables, 18 are more expensive per sqft. The 11 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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