4-BED PENTHOUSE THE S TOWER
4BR + 5BA · 4,777 sqft
★ Golden VisaVerified 2h ago
Now
AED 25.00M
AED 5,233
Price / sqft
4,777 sqft
Built-up area
4BR + 5BA
1d
On market
AED 128,860
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
Active comps refreshed 3× daily
BENCHMARK
The S Tower, 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 129K
vs AED 129K at pre-drop price (AED 25.00M) · See cuts ↓
DOWN PAYMENT
AED 5.00M
20% of price
DLD FEE
AED 1.00M
4% of price
MORTGAGE REG
AED 50K
0.25% loan + 290
CASH TO CLOSE
AED 6.05M
Day-one out-of-pocket
LOAN AMOUNT
AED 20.00M
25y · 6.00%
TOTAL INTEREST
AED 18.66M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 125K
/ mo · ~6% gross yield
BUY · NOW
AED 129K
+AED 4K / 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 26K/mo.
V · COMPARABLES
THE S TOWER · 4BR · ACTIVEVALUE · 2 COMPS
VALUE HEADLINE
AED 5,233 /sqft+43%
vs area median AED 3,668 /sqft · 1 comps
RANK
2 / 2
MID/HIGH RANGE
AED / SQFT · DISTRIBUTION
BREAKDOWN · 1 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 25.00M4,7775,233———Serious Resale · Full Floor · 360 ViewAED 41.00M11,1773,668——-30%TAKEAWAYOf 1 comparables, 0 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
THE S TOWER · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
VII · TRUST & ACTION
DATA ATTESTEDTHIS IS THE MOMENT
SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ONE-10266
Last verified
…
24 Oct, 03:25
Freshness
3× daily
8h scan window
Method
Direct scrape
Reference-keyed
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