6-BED VILLA ALREEMAN II
6BR + 7BA · 10,970 sqft · Alreeman II
★ Golden VisaVerified 5h ago
Now
AED 6.50M
AED 593
Price / sqft
10,970 sqft
Built-up area
6BR + 7BA
1d
On market
vs 11d median
AED 33,504
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
49 comps · 3× daily
BENCHMARK
Al Shamkha, 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 34K
vs AED 34K at pre-drop price (AED 6.50M) · See cuts ↓
DOWN PAYMENT
AED 1.30M
20% of price
DLD FEE
AED 260K
4% of price
MORTGAGE REG
AED 13K
0.25% loan + 290
CASH TO CLOSE
AED 1.57M
Day-one out-of-pocket
LOAN AMOUNT
AED 5.20M
25y · 6.00%
TOTAL INTEREST
AED 4.85M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 33K
/ mo · ~6% gross yield
BUY · NOW
AED 34K
+AED 1K / 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 7K/mo.
V · COMPARABLES
AL SHAMKHA · 6BR · ACTIVEVALUE · 23 COMPS
VALUE HEADLINE
AED 593 /sqft-18%
vs area median AED 723 /sqft · 22 comps
RANK
10 / 23
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 22 LISTINGS
MORE EXPENSIVE /SQFT
13
59% of comps
CHEAPER /SQFT
9
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 6.50M10,970593———Hot Deal 6BR · Corner UnitAED 5.00M10,979455——-23%Single Row Corner · Mediterranean StandardAED 5.10M10,996464−5.6%—-22%Ready To Move In · Own NowAED 5.26M11,289466——-21%Direct to The Park · Ready to move in · CornerAED 5.38M11,005488−0.5%—-18%5BR+ Maid Room · Double Row · Corner Unit · VacantAED 5.00M10,192491——-17%TAKEAWAYOf 22 comparables, 13 are more expensive per sqft. The 9 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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