5-BED VILLA BAY VILLAS
5BR + 7BA · 8,259 sqft · Bay Villas
★ Golden VisaVerified 6d ago
Now
AED 32.00M
AED 3,875
Price / sqft
8,259 sqft
Built-up area
5BR + 7BA
26d
On market
vs 19d median
AED 164,941
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
17 comps · 3× daily
BENCHMARK
Dubai Islands, 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 165K
vs AED 165K at pre-drop price (AED 32.00M) · See cuts ↓
DOWN PAYMENT
AED 6.40M
20% of price
DLD FEE
AED 1.28M
4% of price
MORTGAGE REG
AED 64K
0.25% loan + 290
CASH TO CLOSE
AED 7.74M
Day-one out-of-pocket
LOAN AMOUNT
AED 25.60M
25y · 6.00%
TOTAL INTEREST
AED 23.88M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 160K
/ mo · ~6% gross yield
BUY · NOW
AED 165K
+AED 5K / 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 33K/mo.
V · COMPARABLES
DUBAI ISLANDS · 5BR · ACTIVEVALUE · 9 COMPS
VALUE HEADLINE
AED 3,875 /sqft+137%
vs area median AED 1,633 /sqft · 8 comps
RANK
9 / 9
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 8 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 32.00M8,2593,875———4BR Garden Villa · Corner Beach Rows · OP to OP DealAED 9.15M7,6261,200−2.4%—-69%Best Beachfront 4BR · Resale · Corner Unit · No #1 AgentAED 5.63M4,2341,329——-66%4BR Beachfront Villa · Resale Best Buy · Semi-DetachedAED 5.80M4,2401,368——-65%Bay Estates · Book From 100k Aed · 4BR Villa · Flexible Payment PlanAED 7.00M4,3011,628−2.8%—-58%Nakheel Bay Estates · Island E · Book From 100K AED · Most Elite IslandAED 9.80M6,0011,633——-58%TAKEAWAYOf 8 comparables, 0 are more expensive per sqft. The 8 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
DUBAI ISLANDS · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
STABLE→ 2
PRICE CUTS · DUBAI ISLANDS · PROPERTY · 2 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 5.90MThis: AED 32.00M · +442%
AVG DOM
19d
THIS: 26D · +7D
ACTIVE COMPS
17
listings in segment
SIMILAR INVENTORY
Browse drops in Dubai Islands