4-BED PENTHOUSE AL SHAHLA
4BR + 4BA · 5,241 sqft
★ Golden VisaVerified 2d ago
Now
AED 16.32M
AED 3,114
Price / sqft
5,241 sqft
Built-up area
4BR + 4BA
3d
On market
vs 6d median
AED 84,120
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
3 comps · 3× daily
BENCHMARK
Al Shahla, 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 84K
vs AED 84K at pre-drop price (AED 16.32M) · See cuts ↓
DOWN PAYMENT
AED 3.26M
20% of price
DLD FEE
AED 653K
4% of price
MORTGAGE REG
AED 33K
0.25% loan + 290
CASH TO CLOSE
AED 3.95M
Day-one out-of-pocket
LOAN AMOUNT
AED 13.06M
25y · 6.00%
TOTAL INTEREST
AED 12.18M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 82K
/ mo · ~6% gross yield
BUY · NOW
AED 84K
+AED 3K / 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 17K/mo.
V · COMPARABLES
AL SHAHLA · 4BR · ACTIVEVALUE · 3 COMPS
VALUE HEADLINE
AED 3,114 /sqft+44%
vs area median AED 2,168 /sqft · 2 comps
RANK
3 / 3
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 2 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 16.32M5,2413,114———Vacant · 4BRAED 10.50M4,8432,168——-30%Vacant · 4BRAED 10.50M4,8432,168——-30%TAKEAWAYOf 2 comparables, 0 are more expensive per sqft. The 2 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
AL SHAHLA · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
No coordinates for this area yet.
MEDIAN PRICE · ACTIVE
AED 10.50MThis: AED 16.32M · +55%
AVG DOM
6d
THIS: 3D · −3D
ACTIVE COMPS
3
listings in segment
SIMILAR INVENTORY
Browse drops in Al Shahla
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · PH20435
Last verified
…
09 Oct, 05:34
Freshness
3× daily
8h scan window
Method
Direct scrape
Reference-keyed
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