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EXTRA-LUXURIOUS BEACH VILLA PANORAMIC SEA VIEW

7BR + 7BA · 10,853 sqft · Ramhan Island Villas

★ Golden VisaVerified 3d ago

Now

AED 25.00M

Open on PropertyFinder

AED 2,304

Price / sqft

10,853 sqft

Built-up area

7BR + 7BA

5d

On market

vs 11d median

AED 128,860

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
14 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Ramhan Island, 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 129K

vs AED 129K at pre-drop price (AED 25.00M) · See cuts ↓

DOWN PAYMENT
AED 5.00M
20% of price
DLD FEE
AED 1.00M
4% of price
MORTGAGE REG
AED 50K
0.25% loan + 290
CASH TO CLOSE
AED 6.05M
Day-one out-of-pocket
LOAN AMOUNT
AED 20.00M
25y · 6.00%
TOTAL INTEREST
AED 18.66M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 101K
/ mo · ~6% gross yield
BUY · NOW
AED 129K
+AED 28K / 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
105.6k128.9k154.4k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 26K/mo.

V · COMPARABLES
RAMHAN ISLAND · 7BR · ACTIVE

VALUE · 7 COMPS

VALUE HEADLINE
AED 2,304 /sqft-7%

vs area median AED 2,479 /sqft · 6 comps

RANK
3 / 7
MID/HIGH RANGE
OUR TAKE
★ Underpriced
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
15.7M27.3M38.9M8,27311,97215,671SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 2,3041,6342,765
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
4
67% of comps
CHEAPER /SQFT
2
See table
MEDIAN DOM
4d
this listing: 3d
NEW THIS WEEK
5
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 25.00M10,8532,304—3d—Extravagant Villa | Private Beach | Big LayoutAED 19.00M11,6301,634—3d-29%Vintage Type | Waterfront | Luxury LivingAED 16.50M8,7081,895—23d-18%7 BR With Maid's | Sea View I Single RowAED 32.90M13,9632,356—6d+2%Exclusive Mansion | Private Beach |Panoramic ViewAED 37.00M14,9252,479—4d+8%Beachfront Mansion|Private Pool |Premium CommunityAED 37.00M14,5622,541—3d+10%
TAKEAWAYOf 6 comparables, 4 are more expensive per sqft. The 2 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
RAMHAN 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 20.25MThis: AED 25.00M · +23%
MINMEDIANMAX
AVG DOM
11d
THIS: 5D · −6D
ACTIVE COMPS
14
listings in segment
SIMILAR INVENTORY
Browse drops in Ramhan Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 25 MAY, 05:07

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · VI189216AGS
Last verified
3d ago
25 May, 05:07
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 RAMHAN 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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