Drops · Realestate · Dubai · Dubai Hills EstateBackPF 2 - UAE-S-59883
5-BED VILLA PALM HILLS
5BR + 6BA · 9,817 sqft · Palm Hills
★ Golden VisaVerified 14h ago
Now
AED 28.00M
AED 2,852
Price / sqft
9,817 sqft
Built-up area
5BR + 6BA
4d
On market
vs 7d median
AED 144,324
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
12 comps · 3× daily
BENCHMARK
Dubai Hills Estate, 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 144K
vs AED 144K at pre-drop price (AED 28.00M) · See cuts ↓
DOWN PAYMENT
AED 5.60M
20% of price
DLD FEE
AED 1.12M
4% of price
MORTGAGE REG
AED 56K
0.25% loan + 290
CASH TO CLOSE
AED 6.78M
Day-one out-of-pocket
LOAN AMOUNT
AED 22.40M
25y · 6.00%
TOTAL INTEREST
AED 20.90M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 140K
/ mo · ~6% gross yield
BUY · NOW
AED 144K
+AED 4K / 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 29K/mo.
V · COMPARABLES
DUBAI HILLS ESTATE · 5BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 2,852 /sqft-23%
vs area median AED 3,722 /sqft · 6 comps
RANK
2 / 7
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
5
83% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 28.00M9,8172,852———Single Row · VacantAED 6.40M2,7342,341——-18%Resort Style · Brand New · Cinema · Built By BciAED 43.80M13,0333,361——+18%New Villa · 5 Bed 9,757 Sq Ft · Park FacingAED 38.50M11,3163,402——+19%Near Club House · Pond View · VacantAED 26.00M6,9863,722——+31%Golf Course · Vacant · V8 Type · Community ExpertAED 48.98M11,4414,281——+50%TAKEAWAYOf 6 comparables, 5 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export
VI · AREA INTEL
DUBAI HILLS ESTATE · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
STABLE→ 1
PRICE CUTS · DUBAI HILLS ESTATE · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 27.00MThis: AED 28.00M · +4%
AVG DOM
7d
THIS: 4D · −3D
ACTIVE COMPS
12
listings in segment
SIMILAR INVENTORY
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