4-BED PENTHOUSE IL PRIMO
4BR + 5BA · 5,176 sqft
★ Golden VisaVerified 6d ago
Now
AED 28.00M
AED 5,410
Price / sqft
5,176 sqft
Built-up area
4BR + 5BA
9d
On market
AED 144,324
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
Active comps refreshed 3× daily
BENCHMARK
IL Primo, 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 144K
vs AED 144K at pre-drop price (AED 28.00M) · See cuts ↓
DOWN PAYMENT
AED 5.60M
20% of price
DLD FEE
AED 1.12M
4% of price
MORTGAGE REG
AED 56K
0.25% loan + 290
CASH TO CLOSE
AED 6.78M
Day-one out-of-pocket
LOAN AMOUNT
AED 22.40M
25y · 6.00%
TOTAL INTEREST
AED 20.90M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 140K
/ mo · ~6% gross yield
BUY · NOW
AED 144K
+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 29K/mo.
V · COMPARABLES
IL PRIMO · 4BR · ACTIVEVALUE · 2 COMPS
VALUE HEADLINE
AED 5,410 /sqft-8%
vs area median AED 5,849 /sqft · 1 comps
RANK
1 / 2
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedAED / SQFT · DISTRIBUTION
BREAKDOWN · 1 LISTINGS
MORE EXPENSIVE /SQFT
1
100% of comps
CHEAPER /SQFT
0
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 28.00M5,1765,410———Half-Floor Penthouse in Downtown’s Opera DistrictAED 31.00M5,3005,849——+8%TAKEAWAYOf 1 comparables, 1 are more expensive per sqft.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export
VI · AREA INTEL
IL PRIMO · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · PH20965
Last verified
…
05 Oct, 05:02
Freshness
3× daily
8h scan window
Method
Direct scrape
Reference-keyed
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