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SHORE VILLA 5BR+M WATERFRONT SINGLE ROW

5BR + 7BA · 10,274 sqft · Bashayer Villas

★ Golden VisaVerified 1h ago

Now

AED 24.00M

Open on PropertyFinder

AED 2,336

Price / sqft

10,274 sqft

Built-up area

5BR + 7BA

10d

On market

vs 10d median

AED 123,706

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE PENDING

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN

Awaiting first price event to compute score.

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
120 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Al Hudayriat Islan, last 180d
REFRESH
Hourly
IV · CASHFLOW
UAE CB GUIDELINES · YOUR ASSUMPTIONS

MORTGAGE · RENT · BREAK-EVEN

YOUR ASSUMPTIONS
Down payment20%
15%40%
Interest rate6.00%
3.50%8.00%
Term25 yr
15 yr30 yr
UAE Central Bank caps residential mortgages at 25 years tenor and 80% LTV for residents on a first home (≤AED 5M). Drag the sliders to model your own assumptions — actual rates vary by bank and profile.
MONTHLY · NOW
AED 124K

vs AED 124K at pre-drop price (AED 24.00M) · See cuts ↓

DOWN PAYMENT
AED 4.80M
20% of price
DLD FEE
AED 960K
4% of price
MORTGAGE REG
AED 48K
0.25% loan + 290
CASH TO CLOSE
AED 5.81M
Day-one out-of-pocket
LOAN AMOUNT
AED 19.20M
25y · 6.00%
TOTAL INTEREST
AED 17.91M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 40K
/ mo · ~6% gross yield
BUY · NOW
AED 124K
+AED 84K / 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 RATES
101.3k123.7k148.2k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 24K/mo.

V · COMPARABLES
AL HUDAYRIAT ISLAND · 5BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 2,336 /sqft+56%

vs area median AED 1,500 /sqft · 50 comps

RANK
48 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
4.5M16.7M28.9M3,42610,27817,131SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2,3368922,767
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
3
6% of comps
CHEAPER /SQFT
47
See table
MEDIAN DOM
6d
this listing: 9d
NEW THIS WEEK
33
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 24.00M10,2742,336—9d—End Unit | Huge Terrace |Great Amenities |SpaciousAED 10.50M11,776892—6d-62%Stunning 4BR | Great Location | Peaceful LifestyleAED 7.75M8,438918—5d-61%Luxury 4BR | Premium Finishing | Elite CommunityAED 7.85M8,450929—7d-60%Hot Deal | Less Than OP | 4BR+M w/ Private PoolAED 7.70M8,072954—13d-59%Luxury 5BHK | Best Community | Beach AccessAED 9.55M10,006954—14d-59%
TAKEAWAYOf 50 comparables, 3 are more expensive per sqft. The 47 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

VI · AREA INTEL
AL HUDAYRIAT ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

No coordinates for this area yet.
AREA PULSE · 30D
BUYER'S MARKET
↑ 1245↑436 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 7.90MThis: AED 24.00M · +204%
MINMEDIANMAX
AVG DOM
10d
THIS: 10D · −0D
ACTIVE COMPS
120
listings in segment
SIMILAR INVENTORY
Browse drops in Al Hudayriat Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 27 MAY, 16:25

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · ZF9YN3HBDSAY6EAEXPKJXSEED0
Last verified
1h ago
27 May, 16:25
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN AL HUDAYRIAT ISLAND · RANKED BY RECENCY

SIMILAR OPPORTUNITIES

−1%SCORE 46
Biggest Plot | Single Row | Price Dropped
VILLA · THE MAGNOLIAS
AED 7.00M
AED 7.10M
PRICE TRAJECTORY
SCORE 25
Waterfront |6 M-BR +Maid | Pool | Luxury Finishing
VILLA · LEA
AED 15.00M
ACTIVE LISTING
SCORE 25
Single Row | Private Pool | Facing Park | Luxury 5
VILLA · YAS ISLAND
AED 10.50M
ACTIVE LISTING
SCORE 25
Corner Villa| Ideal Location| Prime Community
VILLA · AL GHADEER
AED 3.35M
ACTIVE LISTING
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