5-BED VILLA BASHAYER VILLAS
5BR + 7BA ยท 10,274 sqft ยท Bashayer Villas
โ
Golden VisaVerified 4h ago
Now
AED 14.10M
AED 1,372
Price / sqft
10,274 sqft
Built-up area
5BR + 7BA
30d
On market
vs 17d median
AED 72,677
Mortgage est.
25y ยท 6% ยท 20% down
II ยท THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
01
HEADLINE ยท COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
Motivation ยท Negotiability ยท Below median ยท Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 ยท Neg 25 ยท Med 20 ยท Conf 10 ยท Relist 10
COMPS
34 comps ยท 3ร daily
BENCHMARK
Al Hudayriat Islan, last 180d
REFRESH
3ร daily
IV ยท CASHFLOW
UAE CB GUIDELINES ยท YOUR ASSUMPTIONSMORTGAGE ยท RENT ยท BREAK-EVEN
YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE CB caps ยท 25-yr tenor ยท 80% LTV on a first home โค AED 5M ยท rates vary by bank โ drag the sliders
MONTHLY ยท NOW
AED 73K
vs AED 73K at pre-drop price (AED 14.10M) ยท See cuts โ
DOWN PAYMENT
AED 2.82M
20% of price
DLD FEE
AED 564K
4% of price
MORTGAGE REG
AED 28K
0.25% loan + 290
CASH TO CLOSE
AED 3.41M
Day-one out-of-pocket
LOAN AMOUNT
AED 11.28M
25y ยท 6.00%
TOTAL INTEREST
AED 10.52M
Over full term
RENT VS BUY
RENT ยท ESTIMATE
AED 71K
/ mo ยท ~6% gross yield
BUY ยท NOW
AED 73K
+AED 2K / mo
Your monthly cost is already higher than the rent estimate โ 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 14K/mo.
V ยท COMPARABLES
AL HUDAYRIAT ISLAND ยท 5BR ยท ACTIVEVALUE ยท 24 COMPS
VALUE HEADLINE
AED 1,372 /sqft-9%
vs area median AED 1,514 /sqft ยท 23 comps
RANK
9 / 24
MID/HIGH RANGE
OUR TAKE
โ
UnderpricedPRICE ร SIZE ยท DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT ยท DISTRIBUTION
BREAKDOWN ยท 23 LISTINGS
MORE EXPENSIVE /SQFT
15
65% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
โ
this listing: โ
NEW THIS WEEK
โ
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMฮ vs this
This listingThisAED 14.10M10,2741,372โโโFull FacilitiesAED 10.30M11,348908โโ-34%Iconic Luxury 4BR Villa ยท Prime LivingAED 8.00M8,336960โโ-30%Stand-alone Villa ยท Corner Unit ยท With Beach AccessAED 8.10M8,0721,003โโ-27%Al Naseem ยท Single Row Corner ยท South CaliforniaAED 9.90M9,7361,017โโ-26%South Californian ยท Single Row Corner ยท Next To CanalAED 11.00M10,2281,075โโ-22%TAKEAWAYOf 23 comparables, 15 are more expensive per sqft. The 8 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables ยท AED 199 / mo
Scatter ยท distribution ยท full table ยท CSV export