Drops · Realestate · Dubai · Tilal Al GhafBackRL-251945

5-BED VILLA ALAYA

5BR + 6BA · 5,022 sqft · Alaya

★ Golden VisaVerified 5h ago

Now

AED 12.00M

Open on PropertyFinder

AED 2,389

Price / sqft

5,022 sqft

Built-up area

5BR + 6BA

26d

On market

vs 3d median

AED 61,853

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 26 days ago.

How do these scores work?

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

7 comps · 3× daily

BENCHMARK

Tilal Al Ghaf, last 180d

REFRESH

3× daily

IV · CASHFLOW

UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · 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 62K

vs AED 62K at pre-drop price (AED 12.00M) · See cuts ↓

DOWN PAYMENT

AED 2.40M

20% of price

DLD FEE

AED 480K

4% of price

MORTGAGE REG

AED 24K

0.25% loan + 290

CASH TO CLOSE

AED 2.90M

Day-one out-of-pocket

LOAN AMOUNT

AED 9.60M

25y · 6.00%

TOTAL INTEREST

AED 8.96M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 60K

/ mo · ~6% gross yield

BUY · NOW

AED 62K

+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 RATES

If rates climb to 8%, your payment grows by ~AED 12K/mo.

V · COMPARABLES

TILAL AL GHAF · 5BR · ACTIVE

VALUE · 7 COMPS

VALUE HEADLINE

AED 2,389 /sqft+16%

vs area median AED 2,052 /sqft · 6 comps

RANK

6 / 7

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 6 LISTINGS

MORE EXPENSIVE /SQFT

17% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 12.00M5,0222,389———Corner Unit · Upgraded · Landscaped GardenAED 4.30M2,3801,807——-24%Single row · Vacant on TransferAED 6.60M3,4111,935——-19%Available Now · Fully Renovated · Single RowAED 6.65M3,3831,966——-18%Single Row · Best Layout · Sky Suite · G+2AED 7.00M3,4112,052——-14%Vacant nowAED 7.20M3,4112,111——-12%

TAKEAWAYOf 6 comparables, 1 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

VI · AREA INTEL

TILAL AL GHAF · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D

BUYER'S MARKET

↑ 1↑1 vs prior 30d

PRICE CUTS · TILAL AL GHAF · PROPERTY · 0 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 7.00MThis: AED 12.00M · +71%

AVG DOM

THIS: 26D · +23D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Tilal Al Ghaf

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · RL-251945

Last verified

…

31 Oct, 14:20

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.