5-BED VILLA ALREEMAN II
5BR + 5BA · 6,038 sqft · Alreeman II
★ Golden VisaVerified 2d ago
Now
AED 4.80M
AED 795
Price / sqft
6,038 sqft
Built-up area
5BR + 5BA
30d
On market
vs 24d median
AED 24,741
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
56 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 25K
vs AED 25K at pre-drop price (AED 4.80M) · See cuts ↓
DOWN PAYMENT
AED 960K
20% of price
DLD FEE
AED 192K
4% of price
MORTGAGE REG
AED 10K
0.25% loan + 290
CASH TO CLOSE
AED 1.16M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.84M
25y · 6.00%
TOTAL INTEREST
AED 3.58M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 24K
/ mo · ~6% gross yield
BUY · NOW
AED 25K
+AED 741 / 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 5K/mo.
V · COMPARABLES
AL SHAMKHA · 5BR · ACTIVEVALUE · 30 COMPS
VALUE HEADLINE
AED 795 /sqft+10%
vs area median AED 720 /sqft · 29 comps
RANK
23 / 30
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 29 LISTINGS
MORE EXPENSIVE /SQFT
7
24% of comps
CHEAPER /SQFT
22
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.80M6,038795———Hot Deal 6BR · Corner UnitAED 5.00M10,979455——-43%Vacant · Light Filled LivingAED 5.26M11,289466——-41%Ready To Move In · Own NowAED 5.26M11,289466——-41%Mediterranean Style · Corner UnitAED 5.50M11,322486——-39%5BR+ Maid Room · Double Row · Corner Unit · VacantAED 5.00M10,192491——-38%TAKEAWAYOf 29 comparables, 7 are more expensive per sqft. The 22 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export