5-BED VILLA AIN AL MAHA
5BR + 7BA · 10,020 sqft · Ain Al Maha
★ Golden VisaVerified 4h ago
Now
AED 12.50M
AED 1,248
Price / sqft
10,020 sqft
Built-up area
5BR + 7BA
10d
On market
vs 13d median
AED 64,430
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
22 comps · 3× daily
BENCHMARK
Al Jubail 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 64K
vs AED 64K at pre-drop price (AED 12.50M) · See cuts ↓
DOWN PAYMENT
AED 2.50M
20% of price
DLD FEE
AED 500K
4% of price
MORTGAGE REG
AED 25K
0.25% loan + 290
CASH TO CLOSE
AED 3.03M
Day-one out-of-pocket
LOAN AMOUNT
AED 10.00M
25y · 6.00%
TOTAL INTEREST
AED 9.33M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 63K
/ mo · ~6% gross yield
BUY · NOW
AED 64K
+AED 2K / 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 13K/mo.
V · COMPARABLES
AL JUBAIL ISLAND · 5BR · ACTIVEVALUE · 15 COMPS
VALUE HEADLINE
AED 1,248 /sqft+29%
vs area median AED 969 /sqft · 14 comps
RANK
12 / 15
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 14 LISTINGS
MORE EXPENSIVE /SQFT
3
21% of comps
CHEAPER /SQFT
11
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 12.50M10,0201,248———Single Row · Ready to Move InAED 8.20M10,107811——-35%V5 Select · Plot size · Elite CommunityAED 15.00M18,065830——-33%Hottest Deal · Brand New VillaAED 15.00M18,065830——-33%Single Row · Type SelectAED 9.00M10,118889——-29%Brand New · Executive MediterraneanAED 15.00M16,729897——-28%TAKEAWAYOf 14 comparables, 3 are more expensive per sqft. The 11 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export