2-BED VILLA SPRINGS 11
2BR + 3BA · 2,593 sqft · Springs 11
★ Golden VisaVerified 14h ago
Now
AED 3.85M
AED 1,485
Price / sqft
2,593 sqft
Built-up area
2BR + 3BA
32d
On market
vs 11d median
AED 19,844
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
22 comps · 3× daily
BENCHMARK
The Springs, 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 20K
vs AED 20K at pre-drop price (AED 3.85M) · See cuts ↓
DOWN PAYMENT
AED 770K
20% of price
DLD FEE
AED 154K
4% of price
MORTGAGE REG
AED 8K
0.25% loan + 290
CASH TO CLOSE
AED 932K
Day-one out-of-pocket
LOAN AMOUNT
AED 3.08M
25y · 6.00%
TOTAL INTEREST
AED 2.87M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 19K
/ mo · ~6% gross yield
BUY · NOW
AED 20K
+AED 594 / 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
THE SPRINGS · 2BR · ACTIVEVALUE · 21 COMPS
VALUE HEADLINE
AED 1,485 /sqft-16%
vs area median AED 1,778 /sqft · 20 comps
RANK
1 / 21
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 20 LISTINGS
MORE EXPENSIVE /SQFT
20
100% of comps
CHEAPER /SQFT
0
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.85M2,5931,485———unit in 4E Vacant 2 bed with study closeAED 3.40M2,2551,508——+2%Type 4E · Renovation Opportunity · VacantAED 3.80M2,5111,513——+2%Springs 2 · Type 4E · Vacant on TransferAED 3.95M2,5961,522——+2%TYPE 4E VILLA · PRIVATE GARDEN · SINGLE ROWAED 3.00M1,8571,616——+9%Larger Plot · Type 4M · Springs 14AED 3.65M2,2271,639——+10%TAKEAWAYOf 20 comparables, 20 are more expensive per sqft.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export