5-BED VILLA BASHAYER VILLAS
5BR + 7BA · 11,702 sqft · Bashayer Villas
★ Golden VisaVerified 4d ago
Now
AED 16.39M
AED 1,400
Price / sqft
11,702 sqft
Built-up area
5BR + 7BA
11d
On market
vs 15d median
AED 84,455
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
31 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 84K
vs AED 84K at pre-drop price (AED 16.39M) · See cuts ↓
DOWN PAYMENT
AED 3.28M
20% of price
DLD FEE
AED 655K
4% of price
MORTGAGE REG
AED 33K
0.25% loan + 290
CASH TO CLOSE
AED 3.97M
Day-one out-of-pocket
LOAN AMOUNT
AED 13.11M
25y · 6.00%
TOTAL INTEREST
AED 12.23M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 82K
/ mo · ~6% gross yield
BUY · NOW
AED 84K
+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 17K/mo.
V · COMPARABLES
AL HUDAYRIAT ISLAND · 5BR · ACTIVEVALUE · 15 COMPS
VALUE HEADLINE
AED 1,400 /sqft-18%
vs area median AED 1,697 /sqft · 14 comps
RANK
4 / 15
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 14 LISTINGS
MORE EXPENSIVE /SQFT
11
79% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 16.39M11,7021,400———Hot Deal 4BR · Beach Access · Stand-alone VillaAED 7.92M8,072981——-30%Luxurious Living |Exclusive Deal |Premium LocationAED 5.15M4,7071,094——-22%Corner I Flexible Price I 50/50 PaymentAED 15.38M11,7031,315——-6%Investors Deal | Modern Home | Premium LivingAED 6.00M3,5831,675——+20%Next To Corner · Single Row · Near AmenitiesAED 5.90M3,4881,692——+21%TAKEAWAYOf 14 comparables, 11 are more expensive per sqft. The 3 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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