4-BED PENTHOUSE BLUEWATERS BAY BUILDING 1
4BR + 5BA · 2,899 sqft
★ Golden VisaVerified 12d ago
Now
AED 17.20M
AED 5,933
Price / sqft
2,899 sqft
Built-up area
4BR + 5BA
25d
On market
AED 88,656
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
Active comps refreshed 3× daily
BENCHMARK
Bluewaters Bay Bui, 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 89K
vs AED 89K at pre-drop price (AED 17.20M) · See cuts ↓
DOWN PAYMENT
AED 3.44M
20% of price
DLD FEE
AED 688K
4% of price
MORTGAGE REG
AED 35K
0.25% loan + 290
CASH TO CLOSE
AED 4.16M
Day-one out-of-pocket
LOAN AMOUNT
AED 13.76M
25y · 6.00%
TOTAL INTEREST
AED 12.84M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 86K
/ mo · ~6% gross yield
BUY · NOW
AED 89K
+AED 3K / 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 18K/mo.
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · EPS-S-12352
Last verified
…
28 Sep, 16:39
Freshness
3× daily
8h scan window
Method
Direct scrape
Reference-keyed
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