5-BED VILLA ALREEMAN II
5BR + 7BA · 4,520 sqft · Alreeman II
★ Golden VisaVerified 4h ago
Now
AED 4.50M
AED 996
Price / sqft
4,520 sqft
Built-up area
5BR + 7BA
0d
On market
vs 15d median
AED 23,195
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
69 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 23K
vs AED 23K at pre-drop price (AED 4.50M) · See cuts ↓
DOWN PAYMENT
AED 900K
20% of price
DLD FEE
AED 180K
4% of price
MORTGAGE REG
AED 9K
0.25% loan + 290
CASH TO CLOSE
AED 1.09M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.60M
25y · 6.00%
TOTAL INTEREST
AED 3.36M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 23K
/ mo · ~6% gross yield
BUY · NOW
AED 23K
+AED 695 / 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 5K/mo.
V · COMPARABLES
AL SHAMKHA · 5BR · ACTIVEVALUE · 47 COMPS
VALUE HEADLINE
AED 996 /sqft+32%
vs area median AED 756 /sqft · 46 comps
RANK
45 / 47
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 46 LISTINGS
MORE EXPENSIVE /SQFT
2
4% of comps
CHEAPER /SQFT
44
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.50M4,520996———Hot Deal 6BR · Corner UnitAED 5.00M10,979455——-54%6BR + Maid Villa · Fay Al Reeman · CornerAED 5.30M11,322468——-53%Hot Deal 6 BR Ville · Style · Brand NewAED 5.15M10,979469——-53%CORNER UNIT · MASSIVE PLOT · HIGH IN DEMAND VILLAAED 5.35M10,979487——-51%Direct to The Park · Ready to move in · CornerAED 5.38M11,005488−0.5%—-51%TAKEAWAYOf 46 comparables, 2 are more expensive per sqft. The 44 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
Scatter · distribution · full table · CSV export