Drops · Realestate · Dubai · Town SquareBackTS-SHAM-TOSH-025
3-BED TOWNHOUSE SHAMS TOWNHOUSES
3BR + 4BA · 1,873 sqft · Shams Townhouses
★ Golden VisaVerified 4h ago
Now
AED 3.10M
AED 1,655
Price / sqft
1,873 sqft
Built-up area
3BR + 4BA
6d
On market
vs 6d median
AED 15,979
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
7 comps · 3× daily
BENCHMARK
Town Square, 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 16K
vs AED 16K at pre-drop price (AED 3.10M) · See cuts ↓
DOWN PAYMENT
AED 620K
20% of price
DLD FEE
AED 124K
4% of price
MORTGAGE REG
AED 6K
0.25% loan + 290
CASH TO CLOSE
AED 750K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.48M
25y · 6.00%
TOTAL INTEREST
AED 2.31M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 16K
/ mo · ~6% gross yield
BUY · NOW
AED 16K
+AED 479 / 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 3K/mo.
V · COMPARABLES
TOWN SQUARE · 3BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 1,655 /sqft+8%
vs area median AED 1,531 /sqft · 6 comps
RANK
7 / 7
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
6
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 3.10M1,8731,655———TenantedAED 2.75M2,0561,338——-19%Smart InvestmentAED 2.70M2,0131,341——-19%Type 1 · 3BR + Maid · Town SquareAED 2.85M2,0521,389——-16%3-BR Townhouse · Sama TownsquareAED 3.10M2,0251,531——-7%Greenbelt · Steps to Pool & Park · Area SpecialistAED 2.99M1,8821,589——-4%TAKEAWAYOf 6 comparables, 0 are more expensive per sqft. The 6 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
TOWN SQUARE · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
STABLE→ 2
PRICE CUTS · TOWN SQUARE · PROPERTY · 2 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 2.92MThis: AED 3.10M · +6%
AVG DOM
6d
THIS: 6D · −0D
ACTIVE COMPS
6
listings in segment
SIMILAR INVENTORY
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