Drops · Realestate · Abu Dhabi · Al Hudayriat IslandBackNW-MS-ST5-2026-02
4-BED VILLA NAWAYEF WEST
4BR + 6BA · 5,085 sqft · Nawayef West
★ Golden VisaVerified 5d ago
Now
AED 8.61M
AED 1,694
Price / sqft
5,085 sqft
Built-up area
4BR + 6BA
5d
On market
AED 44,400
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
31 comps · 3× daily
BENCHMARK
Al Hudayriat Islan, 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 44K
vs AED 44K at pre-drop price (AED 8.61M) · See cuts ↓
DOWN PAYMENT
AED 1.72M
20% of price
DLD FEE
AED 345K
4% of price
MORTGAGE REG
AED 18K
0.25% loan + 290
CASH TO CLOSE
AED 2.08M
Day-one out-of-pocket
LOAN AMOUNT
AED 6.89M
25y · 6.00%
TOTAL INTEREST
AED 6.43M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 43K
/ mo · ~6% gross yield
BUY · NOW
AED 44K
+AED 1K / 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 9K/mo.
V · COMPARABLES
AL HUDAYRIAT ISLAND · 4BR · ACTIVEVALUE · 28 COMPS
VALUE HEADLINE
AED 1,694 /sqft0%
vs area median AED 1,697 /sqft · 27 comps
RANK
13 / 28
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 27 LISTINGS
MORE EXPENSIVE /SQFT
14
52% of comps
CHEAPER /SQFT
13
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 8.61M5,0851,694———Hot Deal 4BR · Beach Access · Stand-alone VillaAED 7.92M8,072981——-42%Luxurious Living |Exclusive Deal |Premium LocationAED 5.15M4,7071,094——-35%Corner I Flexible Price I 50/50 PaymentAED 15.38M11,7031,315——-22%Elegant Home | Premium Finishes | Great InvestmentAED 4.32M3,2261,338——-21%Single Row Corner · Second Row From BeachAED 16.39M11,7021,400——-17%TAKEAWAYOf 27 comparables, 14 are more expensive per sqft. The 13 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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