Drops · Realestate · Dubai · Emaar SouthBackMCC-S-75561-8
4BR VILLA GREENVIEW
4BR + 4BA · 2,546 sqft · Greenview
★ Golden VisaVerified 6h ago
Now
AED 3.55M
AED 1,394
Price / sqft
2,546 sqft
Built-up area
4BR + 4BA
3d
On market
vs 8d median
AED 18,298
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
21 comps · 3× daily
BENCHMARK
Emaar South, 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 18K
vs AED 18K at pre-drop price (AED 3.55M) · See cuts ↓
DOWN PAYMENT
AED 710K
20% of price
DLD FEE
AED 142K
4% of price
MORTGAGE REG
AED 7K
0.25% loan + 290
CASH TO CLOSE
AED 859K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.84M
25y · 6.00%
TOTAL INTEREST
AED 2.65M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 18K
/ mo · ~6% gross yield
BUY · NOW
AED 18K
+AED 548 / 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 4K/mo.
V · COMPARABLES
EMAAR SOUTH · 4BR · ACTIVEVALUE · 21 COMPS
VALUE HEADLINE
AED 1,394 /sqft-9%
vs area median AED 1,526 /sqft · 20 comps
RANK
6 / 21
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 20 LISTINGS
MORE EXPENSIVE /SQFT
15
75% of comps
CHEAPER /SQFT
5
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.55M2,5461,394———Single Row · Genuine · View 24/7 I Vacant · VASTUAED 2.95M2,5101,175——-16%Upgraded · Fully Furnished · Single Row · VacantAED 3.00M2,4871,206——-13%Stop Scrolling · VacantAED 2.95M2,3471,257——-10%Single Row · Vacant · LandscapedAED 3.35M2,4871,347——-3%VacantAED 2.25M1,6211,388——0%TAKEAWAYOf 20 comparables, 15 are more expensive per sqft. The 5 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export