4-BED TOWNHOUSE MARINA SQUARE
4BR + 5BA · 2,600 sqft · Marina Square
★ Golden VisaVerified 2d ago
Now
AED 4.70M
AED 1,808
Price / sqft
2,600 sqft
Built-up area
4BR + 5BA
2d
On market
vs 113d median
AED 24,226
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
51 comps · 3× daily
BENCHMARK
Al Reem Island, 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 24K
vs AED 24K at pre-drop price (AED 4.70M) · See cuts ↓
DOWN PAYMENT
AED 940K
20% of price
DLD FEE
AED 188K
4% of price
MORTGAGE REG
AED 10K
0.25% loan + 290
CASH TO CLOSE
AED 1.14M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.76M
25y · 6.00%
TOTAL INTEREST
AED 3.51M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 24K
/ mo · ~6% gross yield
BUY · NOW
AED 24K
+AED 726 / 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 5K/mo.
V · COMPARABLES
AL REEM ISLAND · 4BR · ACTIVEVALUE · 5 COMPS
VALUE HEADLINE
AED 1,808 /sqft+14%
vs area median AED 1,589 /sqft · 4 comps
RANK
4 / 5
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 4 LISTINGS
MORE EXPENSIVE /SQFT
1
25% of comps
CHEAPER /SQFT
3
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.70M2,6001,808———Super-Hot Deal: Perfect 3BHK Duplex in Prime LocationAED 3.60M2,7981,287——-29%3 Bed Penthouse · Only InvestorsAED 2.40M1,6921,418——-22%Mangrove View · High Floor 3BR · High End FacilitiesAED 2.85M1,7941,589——-12%3BR+M · Corner · High Floor · Mangrove ViewAED 4.50M1,9302,332——+29%TAKEAWAYOf 4 comparables, 1 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
AL REEM ISLAND · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
STABLE→ 1
PRICE CUTS · AL REEM ISLAND · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 2.50MThis: AED 4.70M · +88%
AVG DOM
113d
THIS: 2D · −111D
ACTIVE COMPS
51
listings in segment
SIMILAR INVENTORY
Browse drops in Al Reem Island