Drops · Realestate · Abu Dhabi · Saadiyat IslandBackKEP-AUH-S-VK-402-1
4BR VILLA SAADIYAT LAGOONS
4BR + 6BA · 5,005 sqft · Saadiyat Lagoons
★ Golden VisaVerified 2h ago
Now
AED 8.80M
AED 1,758
Price / sqft
5,005 sqft
Built-up area
4BR + 6BA
3d
On market
vs 38d median
AED 45,359
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 45K
vs AED 45K at pre-drop price (AED 8.80M) · See cuts ↓
DOWN PAYMENT
AED 1.76M
20% of price
DLD FEE
AED 352K
4% of price
MORTGAGE REG
AED 18K
0.25% loan + 290
CASH TO CLOSE
AED 2.13M
Day-one out-of-pocket
LOAN AMOUNT
AED 7.04M
25y · 6.00%
TOTAL INTEREST
AED 6.57M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 44K
/ mo · ~6% gross yield
BUY · NOW
AED 45K
+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 9K/mo.
V · COMPARABLES
SAADIYAT ISLAND · 4BR · ACTIVEVALUE · 18 COMPS
VALUE HEADLINE
AED 1,758 /sqft+65%
vs area median AED 1,064 /sqft · 17 comps
RANK
16 / 18
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 17 LISTINGS
MORE EXPENSIVE /SQFT
2
12% of comps
CHEAPER /SQFT
15
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 8.80M5,0051,758———Single Row · High Ceiling · 5+M · HotAED 9.30M9,723956−1.5%—-46%Single Row with PODAED 9.00M9,046995——-43%Zero Premium · Sidr · Own ItAED 7.82M7,7501,010——-43%EthirAED 9.10M8,9751,014——-42%Single Row · 4BR+MaidAED 7.90M7,7491,019——-42%TAKEAWAYOf 17 comparables, 2 are more expensive per sqft. The 15 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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