3BR TOWNHOUSE NOYA VIVA
3BR + 4BA · 1,786 sqft
★ Golden VisaVerified 2h ago
Now
AED 4.00M
AED 2,240
Price / sqft
1,786 sqft
Built-up area
3BR + 4BA
0d
On market
vs 7d median
AED 20,618
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
7 comps · 3× daily
BENCHMARK
Noya Viva, 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 21K
vs AED 21K at pre-drop price (AED 4.00M) · See cuts ↓
DOWN PAYMENT
AED 800K
20% of price
DLD FEE
AED 160K
4% of price
MORTGAGE REG
AED 8K
0.25% loan + 290
CASH TO CLOSE
AED 968K
Day-one out-of-pocket
LOAN AMOUNT
AED 3.20M
25y · 6.00%
TOTAL INTEREST
AED 2.99M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 20K
/ mo · ~6% gross yield
BUY · NOW
AED 21K
+AED 618 / 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
NOYA VIVA · 3BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 2,240 /sqft+7%
vs area median AED 2,093 /sqft · 6 comps
RANK
6 / 7
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
1
17% of comps
CHEAPER /SQFT
5
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.00M1,7862,240———Corner Unit · Prime Position · Exceptional PrivacyAED 4.10M2,3301,760——-21%√ Single Row TH in Prime Location with Open View √AED 3.58M1,8161,971——-12%Invest Now · 3BHK With MaidAED 3.70M1,8162,037——-9%Single Row · Currently RentedAED 3.80M1,8162,093——-7%Single Row · End Unit · Rent RefundAED 4.00M1,8162,203——-2%TAKEAWAYOf 6 comparables, 1 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
VI · AREA INTEL
NOYA VIVA · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 1↑1 vs prior 30d
PRICE CUTS · NOYA VIVA · PROPERTY · 0 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 3.80MThis: AED 4.00M · +5%
AVG DOM
7d
THIS: 0D · −7D
ACTIVE COMPS
7
listings in segment
SIMILAR INVENTORY
Browse drops in Noya Viva