Drops · Realestate · Abu Dhabi · Al Jubail IslandBackROS-RAN-JXETDGW
4-BED VILLA NAD AL DHABI
4BR + 5BA · 12,107 sqft · Nad Al Dhabi
★ Golden VisaVerified 2d ago
Now
AED 11.70M
AED 966
Price / sqft
12,107 sqft
Built-up area
4BR + 5BA
8d
On market
vs 9d median
AED 60,307
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
24 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 60K
vs AED 60K at pre-drop price (AED 11.70M) · See cuts ↓
DOWN PAYMENT
AED 2.34M
20% of price
DLD FEE
AED 468K
4% of price
MORTGAGE REG
AED 24K
0.25% loan + 290
CASH TO CLOSE
AED 2.83M
Day-one out-of-pocket
LOAN AMOUNT
AED 9.36M
25y · 6.00%
TOTAL INTEREST
AED 8.73M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 59K
/ mo · ~6% gross yield
BUY · NOW
AED 60K
+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 · 18 COMPS
VALUE HEADLINE
AED 966 /sqft-19%
vs area median AED 1,187 /sqft · 17 comps
RANK
6 / 18
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 17 LISTINGS
MORE EXPENSIVE /SQFT
12
71% of comps
CHEAPER /SQFT
5
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 11.70M12,107966———V5 Select · Plot size · Elite CommunityAED 15.00M18,065830——-14%Hottest Deal · Brand New VillaAED 15.00M18,065830——-14%Single Row · Type SelectAED 9.00M10,118889——-8%Brand New · Executive MediterraneanAED 15.00M16,729897——-7%Single Row End Unit · With Landscape · Type SelectAED 9.10M9,877921——-5%TAKEAWAYOf 17 comparables, 12 are more expensive per sqft. The 5 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export