Drops · Realestate · Abu Dhabi · Al Raha BeachBackSD-D1201-ABD

4-BED PENTHOUSE BRABUS ISLAND

4BR + 6BA · 4,499 sqft · Brabus Island

★ Golden VisaVerified 3h ago

Now

AED 16.70M

Open on PropertyFinder

AED 3,711

Price / sqft

4,499 sqft

Built-up area

4BR + 6BA

On market

vs 35d median

AED 86,057

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 1 days ago.

How do these scores work?

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

5 comps · 3× daily

BENCHMARK

Al Raha Beach, last 180d

REFRESH

3× daily

IV · CASHFLOW

UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · 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 86K

vs AED 86K at pre-drop price (AED 16.70M) · See cuts ↓

DOWN PAYMENT

AED 3.34M

20% of price

DLD FEE

AED 668K

4% of price

MORTGAGE REG

AED 34K

0.25% loan + 290

CASH TO CLOSE

AED 4.04M

Day-one out-of-pocket

LOAN AMOUNT

AED 13.36M

25y · 6.00%

TOTAL INTEREST

AED 12.46M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 83K

/ mo · ~6% gross yield

BUY · NOW

AED 86K

+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 RATES

If rates climb to 8%, your payment grows by ~AED 17K/mo.

V · COMPARABLES

AL RAHA BEACH · 4BR · ACTIVE

VALUE · 3 COMPS

VALUE HEADLINE

AED 3,711 /sqft-17%

vs area median AED 4,451 /sqft · 2 comps

RANK

2 / 3

MID/HIGH RANGE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 2 LISTINGS

MORE EXPENSIVE /SQFT

50% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 16.70M4,4993,711———Great Community |Spacious Layout| Luxury LifestyleAED 2.41M2,603924——-75%Hilton Residences · Full Sea View · Payment Plan 20/80AED 11.95M2,6854,451——+20%

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

AL RAHA BEACH · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

MEDIAN PRICE · ACTIVE

AED 2.41MThis: AED 16.70M · +594%

AVG DOM

35d

THIS: 1D · −34D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Al Raha Beach

Browse

VII · TRUST & ACTION

DATA ATTESTED

THIS IS THE MOMENT

SOURCE & CONFIDENCE

90%HIGH

Source

PropertyFinder

Ref · SD-D1201-ABD

Last verified

…

10 Oct, 19:56

Freshness

3× daily

8h scan window

Method

Direct scrape

Reference-keyed

VERIFIED SPECIALISTS

No verified specialist for this area yet — leave your number and we'll connect you.

Browse verified specialists

SAVE & SHARE

Sourced & verified by UAEDrops. Independent — we don't accept agency listings.