4-BED VILLA MIRA OASIS 2
4BR + 4BA · 2,306 sqft · Mira Oasis 2
★ Golden VisaVerified 14h ago
Now
AED 3.50M
AED 1,518
Price / sqft
2,306 sqft
Built-up area
4BR + 4BA
5d
On market
AED 18,040
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
15 comps · 3× daily
BENCHMARK
Mira Oasis, 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 18K
vs AED 18K at pre-drop price (AED 3.50M) · See cuts ↓
DOWN PAYMENT
AED 700K
20% of price
DLD FEE
AED 140K
4% of price
MORTGAGE REG
AED 7K
0.25% loan + 290
CASH TO CLOSE
AED 847K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.80M
25y · 6.00%
TOTAL INTEREST
AED 2.61M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 18K
/ mo · ~6% gross yield
BUY · NOW
AED 18K
+AED 540 / 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 4K/mo.
V · COMPARABLES
MIRA OASIS · 4BR · ACTIVEVALUE · 15 COMPS
VALUE HEADLINE
AED 1,518 /sqft+8%
vs area median AED 1,411 /sqft · 14 comps
RANK
13 / 15
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 14 LISTINGS
MORE EXPENSIVE /SQFT
2
14% of comps
CHEAPER /SQFT
12
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.50M2,3061,518———Vacant Soon · Single Row · Area ExpertAED 3.00M2,5011,200——-21%TYPE C · SINGLE ROW · VACANT ON TRANSFERAED 3.15M2,5541,233——-19%Type I · Vacant Now · Close to PavillionAED 3.00M2,3651,268——-16%3BR with maids Type I Vacant NowAED 3.00M2,3651,268——-16%Type C · Single Row · Vacant on TransferAED 3.10M2,4281,277——-16%TAKEAWAYOf 14 comparables, 2 are more expensive per sqft. The 12 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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