4-BED VILLA NAWAYEF EAST
4BR + 5BA · 6,554 sqft · Nawayef East
★ Golden VisaVerified 4h ago
Now
AED 10.33M
AED 1,577
Price / sqft
6,554 sqft
Built-up area
4BR + 5BA
39d
On market
vs 17d median
AED 53,266
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
26 comps · 3× daily
BENCHMARK
Al Hudayriat Islan, 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 53K
vs AED 53K at pre-drop price (AED 10.33M) · See cuts ↓
DOWN PAYMENT
AED 2.07M
20% of price
DLD FEE
AED 413K
4% of price
MORTGAGE REG
AED 21K
0.25% loan + 290
CASH TO CLOSE
AED 2.50M
Day-one out-of-pocket
LOAN AMOUNT
AED 8.27M
25y · 6.00%
TOTAL INTEREST
AED 7.71M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 52K
/ mo · ~6% gross yield
BUY · NOW
AED 53K
+AED 2K / 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 11K/mo.
V · COMPARABLES
AL HUDAYRIAT ISLAND · 4BR · ACTIVEVALUE · 25 COMPS
VALUE HEADLINE
AED 1,577 /sqft-1%
vs area median AED 1,599 /sqft · 24 comps
RANK
13 / 25
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 24 LISTINGS
MORE EXPENSIVE /SQFT
12
50% of comps
CHEAPER /SQFT
12
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 10.33M6,5541,577———Park Backing · Close to GolfcourseAED 9.10M10,000910——-42%Elite CommunityAED 8.00M8,450947——-40%Stand-alone Villa · Corner Unit · With Beach AccessAED 8.10M8,0721,003——-36%End Unit · Private Garden · BalconyAED 5.28M4,5201,168——-26%Single Row · 5BR Range Villa · Near the Golf CourseAED 12.50M10,1511,231——-22%TAKEAWAYOf 24 comparables, 12 are more expensive per sqft. The 12 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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