5-BED VILLA MANGROVE VILLAGE
5BR + 7BA · 5,200 sqft · Mangrove Village
★ Golden VisaVerified 2d ago
Now
AED 10.50M
AED 2,019
Price / sqft
5,200 sqft
Built-up area
5BR + 7BA
15d
On market
vs 14d median
AED 54,121
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
Rabdan, 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 54K
vs AED 54K at pre-drop price (AED 10.50M) · See cuts ↓
DOWN PAYMENT
AED 2.10M
20% of price
DLD FEE
AED 420K
4% of price
MORTGAGE REG
AED 21K
0.25% loan + 290
CASH TO CLOSE
AED 2.54M
Day-one out-of-pocket
LOAN AMOUNT
AED 8.40M
25y · 6.00%
TOTAL INTEREST
AED 7.84M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 53K
/ mo · ~6% gross yield
BUY · NOW
AED 54K
+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
RABDAN · 5BR · ACTIVEVALUE · 15 COMPS
VALUE HEADLINE
AED 2,019 /sqft+56%
vs area median AED 1,292 /sqft · 14 comps
RANK
13 / 15
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 14 LISTINGS
MORE EXPENSIVE /SQFT
1
7% of comps
CHEAPER /SQFT
13
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 10.50M5,2002,019———5BR Villa · Private Beach · No CommissionAED 5.00M5,890849——-58%Massive 5BR Villa · Private Beach · AmenitiesAED 5.00M5,890849——-58%High ResaleAED 5.00M5,735872——-57%√ Rented · Size √AED 4.30M3,5751,203−3.4%—-40%5 Bedrooms Corner Villa Large Garden , one of oneAED 7.50M5,9001,271——-37%TAKEAWAYOf 14 comparables, 1 are more expensive per sqft. The 13 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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