4BR VILLA FAY AL REEMAN II
4BR + 7BA · 5,489 sqft · Fay Al Reeman II
★ Golden VisaVerified 1h ago
Now
AED 4.40M
AED 802
Price / sqft
5,489 sqft
Built-up area
4BR + 7BA
0d
On market
vs 21d median
AED 22,679
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
70 comps · 3× daily
BENCHMARK
Al Shamkha, 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 23K
vs AED 23K at pre-drop price (AED 4.40M) · See cuts ↓
DOWN PAYMENT
AED 880K
20% of price
DLD FEE
AED 176K
4% of price
MORTGAGE REG
AED 9K
0.25% loan + 290
CASH TO CLOSE
AED 1.07M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.52M
25y · 6.00%
TOTAL INTEREST
AED 3.28M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 22K
/ mo · ~6% gross yield
BUY · NOW
AED 23K
+AED 679 / 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
AL SHAMKHA · 4BR · ACTIVEVALUE · 38 COMPS
VALUE HEADLINE
AED 802 /sqft+15%
vs area median AED 696 /sqft · 37 comps
RANK
32 / 38
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 37 LISTINGS
MORE EXPENSIVE /SQFT
5
14% of comps
CHEAPER /SQFT
32
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.40M5,489802———Single Row CornerAED 4.85M11,199433——-46%CORNER · Freehold · Close to the Park · Paid 40%AED 4.59M9,627477——-41%5BR Corner VillaAED 5.00M9,623520——-35%Corner 5BR Villa · Ready · Near All AmenitiesAED 4.75M9,132520——-35%Single Row Corner · 5BR+Maids Room · Better LivingAED 4.85M9,253524——-35%TAKEAWAYOf 37 comparables, 5 are more expensive per sqft. The 32 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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