5-BED VILLA BASHAYER VILLAS
5BR + 7BA · 12,254 sqft · Bashayer Villas
★ Golden VisaVerified 4h ago
Now
AED 20.00M
AED 1,632
Price / sqft
12,254 sqft
Built-up area
5BR + 7BA
0d
On market
vs 13d median
AED 103,088
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
44 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 103K
vs AED 103K at pre-drop price (AED 20.00M) · See cuts ↓
DOWN PAYMENT
AED 4.00M
20% of price
DLD FEE
AED 800K
4% of price
MORTGAGE REG
AED 40K
0.25% loan + 290
CASH TO CLOSE
AED 4.84M
Day-one out-of-pocket
LOAN AMOUNT
AED 16.00M
25y · 6.00%
TOTAL INTEREST
AED 14.93M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 100K
/ mo · ~6% gross yield
BUY · NOW
AED 103K
+AED 3K / 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 20K/mo.
V · COMPARABLES
AL HUDAYRIAT ISLAND · 5BR · ACTIVEVALUE · 31 COMPS
VALUE HEADLINE
AED 1,632 /sqft+3%
vs area median AED 1,577 /sqft · 30 comps
RANK
18 / 31
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 30 LISTINGS
MORE EXPENSIVE /SQFT
13
43% of comps
CHEAPER /SQFT
17
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 20.00M12,2541,632———Full Sea View · 2nd Row from Beach · Single RowAED 11.50M11,883968——-41%Contemporary Style · 4BR End UnitAED 7.98M8,073989——-39%Stand-alone Villa · Corner Unit · With Beach AccessAED 8.10M8,0721,003——-39%Single Row CornerAED 10.00M9,8711,013——-38%Al Naseem · Single Row Corner · South CaliforniaAED 9.90M9,7361,017——-38%TAKEAWAYOf 30 comparables, 13 are more expensive per sqft. The 17 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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