4BR VILLA SAADIYAT LAGOONS
4BR + 5BA · 9,120 sqft · Saadiyat Lagoons
★ Golden VisaVerified 2h ago
Now
AED 9.70M
AED 1,064
Price / sqft
9,120 sqft
Built-up area
4BR + 5BA
3d
On market
vs 38d median
AED 49,998
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
28 comps · 3× daily
BENCHMARK
Saadiyat Island, 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 50K
vs AED 50K at pre-drop price (AED 9.70M) · See cuts ↓
DOWN PAYMENT
AED 1.94M
20% of price
DLD FEE
AED 388K
4% of price
MORTGAGE REG
AED 20K
0.25% loan + 290
CASH TO CLOSE
AED 2.35M
Day-one out-of-pocket
LOAN AMOUNT
AED 7.76M
25y · 6.00%
TOTAL INTEREST
AED 7.24M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 49K
/ mo · ~6% gross yield
BUY · NOW
AED 50K
+AED 1K / 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 10K/mo.
V · COMPARABLES
SAADIYAT ISLAND · 4BR · ACTIVEVALUE · 18 COMPS
VALUE HEADLINE
AED 1,064 /sqft-5%
vs area median AED 1,123 /sqft · 17 comps
RANK
9 / 18
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 17 LISTINGS
MORE EXPENSIVE /SQFT
9
53% of comps
CHEAPER /SQFT
8
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 9.70M9,1201,064———Single Row · High Ceiling · 5+M · HotAED 9.30M9,723956−1.5%—-10%Single Row with PODAED 9.00M9,046995——-6%Zero Premium · Sidr · Own ItAED 7.82M7,7501,010——-5%EthirAED 9.10M8,9751,014——-5%Single Row · 4BR+MaidAED 7.90M7,7491,019——-4%TAKEAWAYOf 17 comparables, 9 are more expensive per sqft. The 8 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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