4-BED VILLA GREENVIEW
4BR + 4BA · 2,546 sqft · Greenview
★ Golden VisaVerified 1d ago
Now
AED 3.68M
AED 1,445
Price / sqft
2,546 sqft
Built-up area
4BR + 4BA
4d
On market
vs 8d median
AED 18,968
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
9 comps · 3× daily
BENCHMARK
Emaar South, 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 19K
vs AED 19K at pre-drop price (AED 3.68M) · See cuts ↓
DOWN PAYMENT
AED 736K
20% of price
DLD FEE
AED 147K
4% of price
MORTGAGE REG
AED 8K
0.25% loan + 290
CASH TO CLOSE
AED 891K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.94M
25y · 6.00%
TOTAL INTEREST
AED 2.75M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 18K
/ mo · ~6% gross yield
BUY · NOW
AED 19K
+AED 568 / 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
EMAAR SOUTH · 4BR · ACTIVEVALUE · 9 COMPS
VALUE HEADLINE
AED 1,445 /sqft-14%
vs area median AED 1,678 /sqft · 8 comps
RANK
4 / 9
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 8 LISTINGS
MORE EXPENSIVE /SQFT
5
63% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.68M2,5461,445———Single Row · Genuine · View 24/7 I Vacant · VASTUAED 2.95M2,5101,175——-19%Rented · Back to Back · Landscaped · No AgentsAED 3.00M2,4871,206——-17%Single Row · Vacant and Chiller Free · Area ExpertAED 3.40M2,5631,327——-8%Close To Amenities · Community ExpertAED 2.20M1,4831,483−2.2%—+3%Extended · Upgraded · Largest PlotAED 2.65M1,5791,678——+16%TAKEAWAYOf 8 comparables, 5 are more expensive per sqft. The 3 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
EMAAR SOUTH · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 2↑1 vs prior 30d
PRICE CUTS · EMAAR SOUTH · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 2.70MThis: AED 3.68M · +36%
AVG DOM
8d
THIS: 4D · −4D
ACTIVE COMPS
9
listings in segment
SIMILAR INVENTORY
Browse drops in Emaar South