Drops · Realestate · Abu Dhabi · Al ShamkhaBack2NF9QGKC0DNXR68E1Z33FCFC1W
4-BED VILLA FAY ALREEMAN
4BR + 6BA · 5,488 sqft · Fay Alreeman
★ Golden VisaVerified 13h ago
Now
AED 4.15M
AED 756
Price / sqft
−3% vs area median
5,488 sqft
Built-up area
4BR + 6BA
1d
On market
vs 16d median
AED 21,391
Mortgage est.
25y · 6% · 20% down
II · THE THESIS
DEAL SCORE PENDINGWHY THIS IS A DEAL
BOTTOM LINE
Listed 1 days ago and priced 3% below comparable Al Shamkha listings.
01
HEADLINE · COMPOSITE
SCORE BREAKDOWN
Awaiting first price event to compute score.
Insider unlocks the four evidence rows below.
04
67 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
67 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 21K
vs AED 21K at pre-drop price (AED 4.15M) · See cuts ↓
DOWN PAYMENT
AED 830K
20% of price
DLD FEE
AED 166K
4% of price
MORTGAGE REG
AED 9K
0.25% loan + 290
CASH TO CLOSE
AED 1.00M
Day-one out-of-pocket
LOAN AMOUNT
AED 3.32M
25y · 6.00%
TOTAL INTEREST
AED 3.10M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 21K
/ mo · ~6% gross yield
BUY · NOW
AED 21K
+AED 641 / 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 · 36 COMPS
VALUE HEADLINE
AED 756 /sqft-1%
vs area median AED 765 /sqft · 35 comps
RANK
15 / 36
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 35 LISTINGS
MORE EXPENSIVE /SQFT
19
54% of comps
CHEAPER /SQFT
16
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 4.15M5,488756———5BR+ Maid Room · Double Row · Corner Unit · VacantAED 5.00M10,192491——-35%5 BR Villa · Private GardenAED 5.60M11,022508−5.1%—-33%5BHK Single Row · Corner Unit · Stand AloneAED 4.85M9,405516——-32%Resale 5BR+M · Majlis · Study RoomAED 4.43M8,073548——-28%SINGLE ROW CORNER · PLOT NEAR ENTRANCEAED 4.85M8,611563−1.0%—-26%TAKEAWAYOf 35 comparables, 19 are more expensive per sqft. The 16 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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