4-BED PENTHOUSE OCEANA AEGEAN
4BR + 5BA · 5,304 sqft
★ Golden VisaVerified 14h ago
Now
AED 17.00M
AED 3,204
Price / sqft
5,304 sqft
Built-up area
4BR + 5BA
2d
On market
vs 7d median
AED 87,599
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
Oceana Aegean, 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 88K
vs AED 88K at pre-drop price (AED 17.00M) · See cuts ↓
DOWN PAYMENT
AED 3.40M
20% of price
DLD FEE
AED 680K
4% of price
MORTGAGE REG
AED 34K
0.25% loan + 290
CASH TO CLOSE
AED 4.11M
Day-one out-of-pocket
LOAN AMOUNT
AED 13.60M
25y · 6.00%
TOTAL INTEREST
AED 12.68M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 85K
/ mo · ~6% gross yield
BUY · NOW
AED 88K
+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
OCEANA AEGEAN · 4BR · ACTIVEVALUE · 3 COMPS
VALUE HEADLINE
AED 3,204 /sqft-11%
vs area median AED 3,582 /sqft · 2 comps
RANK
1 / 3
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 2 LISTINGS
MORE EXPENSIVE /SQFT
1
50% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 17.00M5,3043,204———Cheapest Penthouse · Vacant · Panoramic ViewsAED 17.00M5,3043,204——0%Fully Renovated And Furnished 4 Bed PenthouseAED 19.00M5,3043,582——+12%TAKEAWAYOf 2 comparables, 1 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
OCEANA AEGEAN · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
MEDIAN PRICE · ACTIVE
AED 17.00MThis: AED 17.00M · 0%
AVG DOM
7d
THIS: 2D · −5D
ACTIVE COMPS
3
listings in segment
SIMILAR INVENTORY
Browse drops in Oceana Aegean
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · PB-S-31225-1
Last verified
…
10 Oct, 05:18
Freshness
3× daily
8h scan window
Method
Direct scrape
Reference-keyed
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