4-BED VILLA ALREEMAN
4BR + 5BA · 5,489 sqft · Alreeman
★ Golden VisaVerified 3h ago
Now
AED 4.30M
AED 783
Price / sqft
5,489 sqft
Built-up area
4BR + 5BA
0d
On market
vs 14d median
AED 22,159
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.
04
66 ACTIVE COMPS IN AL SHAMKHA
Motivation · Negotiability · Below median · Every section below
INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
66 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 22K
vs AED 22K at pre-drop price (AED 4.30M) · See cuts ↓
DOWN PAYMENT
AED 860K
20% of price
DLD FEE
AED 172K
4% of price
MORTGAGE REG
AED 9K
0.25% loan + 290
CASH TO CLOSE
AED 1.04M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.44M
25y · 6.00%
TOTAL INTEREST
AED 3.21M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 21K
/ mo · ~6% gross yield
BUY · NOW
AED 22K
+AED 664 / 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 4K/mo.
V · COMPARABLES
AL SHAMKHA · 4BR · ACTIVEVALUE · 33 COMPS
VALUE HEADLINE
AED 783 /sqft+2%
vs area median AED 771 /sqft · 32 comps
RANK
20 / 33
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 32 LISTINGS
MORE EXPENSIVE /SQFT
12
38% of comps
CHEAPER /SQFT
20
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.30M5,489783———5BR+ Maid Room · Double Row · Corner Unit · VacantAED 5.00M10,192491——-37%5 BR Villa · Private GardenAED 5.60M11,022508−5.1%—-35%5BHK Single Row · Corner Unit · Stand AloneAED 4.85M9,405516——-34%SINGLE ROW CORNER · PLOT NEAR ENTRANCEAED 4.85M8,611563−1.0%—-28%5BR SINGLE ROW CORNER VILLA · MEDITERRANEAN STYLEAED 4.90M8,594570——-27%TAKEAWAYOf 32 comparables, 12 are more expensive per sqft. The 20 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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