4-BED VILLA FAY AL REEMAN II
4BR + 5BA · 4,209 sqft · Fay Al Reeman II
★ Golden VisaVerified 2d ago
Now
AED 4.50M
AED 1,069
Price / sqft
4,209 sqft
Built-up area
4BR + 5BA
9d
On market
vs 24d median
AED 23,195
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
56 comps · 3× daily
BENCHMARK
Al Shamkha, 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 23K
vs AED 23K at pre-drop price (AED 4.50M) · See cuts ↓
DOWN PAYMENT
AED 900K
20% of price
DLD FEE
AED 180K
4% of price
MORTGAGE REG
AED 9K
0.25% loan + 290
CASH TO CLOSE
AED 1.09M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.60M
25y · 6.00%
TOTAL INTEREST
AED 3.36M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 23K
/ mo · ~6% gross yield
BUY · NOW
AED 23K
+AED 695 / 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 5K/mo.
V · COMPARABLES
AL SHAMKHA · 4BR · ACTIVEVALUE · 23 COMPS
VALUE HEADLINE
AED 1,069 /sqft+41%
vs area median AED 756 /sqft · 22 comps
RANK
22 / 23
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 22 LISTINGS
MORE EXPENSIVE /SQFT
1
5% of comps
CHEAPER /SQFT
21
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.50M4,2091,069———5BR+ Maid Room · Double Row · Corner Unit · VacantAED 5.00M10,192491——-54%Single Row · Corner Unit · Arabic StyleAED 5.50M9,599573——-46%Villa 5BR+Maid · Single Row-Corner · VacantAED 5.30M8,584617——-42%CORNER · Single Row · MortgageableAED 4.65M6,932671——-37%3BR Villa · Cash OnlyAED 3.70M5,487674−1.3%—-37%TAKEAWAYOf 22 comparables, 1 are more expensive per sqft. The 21 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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