Drops · Realestate · Dubai · Damac Hills 2Back9409B045-12AC-47D5-9DC6-A97E41502687
4-BED VILLA CLARET
4BR + 4BA · 1,882 sqft · Claret
★ Golden VisaVerified 3h ago
Now
AED 2.65M
AED 1,408
Price / sqft
1,882 sqft
Built-up area
4BR + 4BA
12d
On market
vs 8d median
AED 13,659
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
15 comps · 3× daily
BENCHMARK
Damac Hills 2, 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 14K
vs AED 14K at pre-drop price (AED 2.65M) · See cuts ↓
DOWN PAYMENT
AED 530K
20% of price
DLD FEE
AED 106K
4% of price
MORTGAGE REG
AED 6K
0.25% loan + 290
CASH TO CLOSE
AED 642K
Day-one out-of-pocket
LOAN AMOUNT
AED 2.12M
25y · 6.00%
TOTAL INTEREST
AED 1.98M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 13K
/ mo · ~6% gross yield
BUY · NOW
AED 14K
+AED 409 / 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
DAMAC HILLS 2 · 4BR · ACTIVEVALUE · 15 COMPS
VALUE HEADLINE
AED 1,408 /sqft+6%
vs area median AED 1,325 /sqft · 14 comps
RANK
11 / 15
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 14 LISTINGS
MORE EXPENSIVE /SQFT
4
29% of comps
CHEAPER /SQFT
10
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 2.65M1,8821,408———Brand New · OptionsAED 1.85M2,345789——-44%Brand New · Ready To Move · 4 Bed · Lowest in MarketAED 1.85M2,344789——-44%Vacant · Ready to Move InAED 1.93M2,345821——-42%Vacant · R2MBAED 1.95M1,8841,035——-26%Vacant Now · Best Layout · R2M Type · 3 B+MAED 2.20M1,8821,169——-17%TAKEAWAYOf 14 comparables, 4 are more expensive per sqft. The 10 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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