5-BED VILLA BASHAYER VILLAS
5BR + 7BA · 11,883 sqft · Bashayer Villas
★ Golden VisaVerified 4h ago
Now
AED 11.50M
AED 968
Price / sqft
11,883 sqft
Built-up area
5BR + 7BA
1d
On market
vs 13d median
AED 59,276
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
41 comps · 3× daily
BENCHMARK
Al Hudayriat Islan, 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 59K
vs AED 59K at pre-drop price (AED 11.50M) · See cuts ↓
DOWN PAYMENT
AED 2.30M
20% of price
DLD FEE
AED 460K
4% of price
MORTGAGE REG
AED 23K
0.25% loan + 290
CASH TO CLOSE
AED 2.78M
Day-one out-of-pocket
LOAN AMOUNT
AED 9.20M
25y · 6.00%
TOTAL INTEREST
AED 8.58M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 58K
/ mo · ~6% gross yield
BUY · NOW
AED 59K
+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 12K/mo.
V · COMPARABLES
AL HUDAYRIAT ISLAND · 5BR · ACTIVEVALUE · 29 COMPS
VALUE HEADLINE
AED 968 /sqft-40%
vs area median AED 1,620 /sqft · 28 comps
RANK
2 / 29
CHEAPEST QUARTILE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 28 LISTINGS
MORE EXPENSIVE /SQFT
27
96% of comps
CHEAPER /SQFT
1
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 11.50M11,883968———Iconic Luxury 4BR Villa · Prime LivingAED 8.00M8,336960——-1%Stand-alone Villa · Corner Unit · With Beach AccessAED 8.10M8,0721,003——+4%Al Naseem · Single Row Corner · South CaliforniaAED 9.90M9,7361,017——+5%Single Row 5BR · Original Price · Next to Corner UnitAED 9.50M9,1451,039——+7%South Californian · Single Row Corner · Next To CanalAED 11.00M10,2281,075——+11%TAKEAWAYOf 28 comparables, 27 are more expensive per sqft. The 1 cheaper one is a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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