2-BED VILLA SPRINGS 11
2BR + 3BA · 1,855 sqft · Springs 11
★ Golden VisaVerified 3h ago
Now
AED 3.90M
AED 2,102
Price / sqft
1,855 sqft
Built-up area
2BR + 3BA
15d
On market
vs 10d median
AED 20,102
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
22 comps · 3× daily
BENCHMARK
The Springs, 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 20K
vs AED 20K at pre-drop price (AED 3.90M) · See cuts ↓
DOWN PAYMENT
AED 780K
20% of price
DLD FEE
AED 156K
4% of price
MORTGAGE REG
AED 8K
0.25% loan + 290
CASH TO CLOSE
AED 944K
Day-one out-of-pocket
LOAN AMOUNT
AED 3.12M
25y · 6.00%
TOTAL INTEREST
AED 2.91M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 20K
/ mo · ~6% gross yield
BUY · NOW
AED 20K
+AED 602 / 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
THE SPRINGS · 2BR · ACTIVEVALUE · 20 COMPS
VALUE HEADLINE
AED 2,102 /sqft+15%
vs area median AED 1,826 /sqft · 19 comps
RANK
16 / 20
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 19 LISTINGS
MORE EXPENSIVE /SQFT
4
21% of comps
CHEAPER /SQFT
15
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.90M1,8552,102———Type 4E · Vacant Now · Single RowAED 3.75M2,6071,438——-32%Corner Plot · Park ViewAED 3.80M2,6071,458——-31%Extended 4E · Converted · Fully Upgraded VillaAED 3.85M2,5931,485——-29%Renovation OpportunityAED 3.20M1,8561,724——-18%Type 4M · Fully RenovatedAED 3.30M1,8571,777——-15%TAKEAWAYOf 19 comparables, 4 are more expensive per sqft. The 15 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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