4-BED VILLA SEEF AL JUBAIL
4BR + 6BA · 8,533 sqft · Seef Al Jubail
★ Golden VisaVerified 4h ago
Now
AED 12.00M
AED 1,406
Price / sqft
8,533 sqft
Built-up area
4BR + 6BA
31d
On market
vs 13d median
AED 61,853
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
29 comps · 3× daily
BENCHMARK
Al Jubail Island, 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 62K
vs AED 62K at pre-drop price (AED 12.00M) · See cuts ↓
DOWN PAYMENT
AED 2.40M
20% of price
DLD FEE
AED 480K
4% of price
MORTGAGE REG
AED 24K
0.25% loan + 290
CASH TO CLOSE
AED 2.90M
Day-one out-of-pocket
LOAN AMOUNT
AED 9.60M
25y · 6.00%
TOTAL INTEREST
AED 8.96M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 60K
/ mo · ~6% gross yield
BUY · NOW
AED 62K
+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 12K/mo.
V · COMPARABLES
AL JUBAIL ISLAND · 4BR · ACTIVEVALUE · 26 COMPS
VALUE HEADLINE
AED 1,406 /sqft+6%
vs area median AED 1,321 /sqft · 25 comps
RANK
15 / 26
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 25 LISTINGS
MORE EXPENSIVE /SQFT
11
44% of comps
CHEAPER /SQFT
14
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 12.00M8,5331,406———Single Row · Ready to Move InAED 8.20M10,107811——-42%Hottest Deal · Brand New VillaAED 15.00M18,065830——-41%Single Row · Type SelectAED 9.00M10,118889——-37%Brand New · Executive MediterraneanAED 15.00M16,729897——-36%Marvellous V4 Executive · With Rooftop · Mangrove ViewAED 11.00M12,107909−6.0%—-35%TAKEAWAYOf 25 comparables, 11 are more expensive per sqft. The 14 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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