Drops · Realestate · Abu Dhabi · Al Hudayriat IslandBackNW-AA-H5-2026-03
5-BED VILLA NAWAYEF WEST
5BR + 7BA · 13,124 sqft · Nawayef West
★ Golden VisaVerified 2h ago
Now
AED 27.50M
AED 2,095
Price / sqft
13,124 sqft
Built-up area
5BR + 7BA
32d
On market
vs 18d median
AED 141,746
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
20 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 142K
vs AED 142K at pre-drop price (AED 27.50M) · See cuts ↓
DOWN PAYMENT
AED 5.50M
20% of price
DLD FEE
AED 1.10M
4% of price
MORTGAGE REG
AED 55K
0.25% loan + 290
CASH TO CLOSE
AED 6.66M
Day-one out-of-pocket
LOAN AMOUNT
AED 22.00M
25y · 6.00%
TOTAL INTEREST
AED 20.52M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 138K
/ mo · ~6% gross yield
BUY · NOW
AED 142K
+AED 4K / 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 28K/mo.
V · COMPARABLES
AL HUDAYRIAT ISLAND · 5BR · ACTIVEVALUE · 13 COMPS
VALUE HEADLINE
AED 2,095 /sqft+45%
vs area median AED 1,442 /sqft · 12 comps
RANK
11 / 13
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 12 LISTINGS
MORE EXPENSIVE /SQFT
2
17% of comps
CHEAPER /SQFT
10
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 27.50M13,1242,095———Park Backing · Close to GolfcourseAED 9.10M10,000910——-57%Elite CommunityAED 8.00M8,450947——-55%Stand-alone Villa · Corner Unit · With Beach AccessAED 8.10M8,0721,003——-52%Single Row · 5BR Range Villa · Near the Golf CourseAED 12.50M10,1511,231——-41%Single Row · Corner UnitAED 4.90M3,6931,327——-37%TAKEAWAYOf 12 comparables, 2 are more expensive per sqft. The 10 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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