5-BED VILLA SAADIYAT RESERVE
5BR + 6BA · 6,640 sqft · Saadiyat Reserve
★ Golden VisaVerified 13h ago
Now
AED 11.50M
AED 1,732
Price / sqft
6,640 sqft
Built-up area
5BR + 6BA
2d
On market
vs 48d median
AED 59,276
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
21 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 59K
vs AED 59K at pre-drop price (AED 11.50M) · See cuts ↓
DOWN PAYMENT
AED 2.30M
20% of price
DLD FEE
AED 460K
4% of price
MORTGAGE REG
AED 23K
0.25% loan + 290
CASH TO CLOSE
AED 2.78M
Day-one out-of-pocket
LOAN AMOUNT
AED 9.20M
25y · 6.00%
TOTAL INTEREST
AED 8.58M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 58K
/ mo · ~6% gross yield
BUY · NOW
AED 59K
+AED 2K / 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 12K/mo.
V · COMPARABLES
SAADIYAT ISLAND · 5BR · ACTIVEVALUE · 7 COMPS
VALUE HEADLINE
AED 1,732 /sqft+19%
vs area median AED 1,453 /sqft · 6 comps
RANK
5 / 7
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 6 LISTINGS
MORE EXPENSIVE /SQFT
2
33% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 11.50M6,6401,732———Al Sidr · 5BR + Maids · Single Row · Linear ParkAED 9.60M9,1091,053——-39%Single Row · 4BR+MaidAED 8.20M7,7491,058——-39%High CeilingAED 8.60M6,1851,390——-20%Corner Villa · Quiet CommunityAED 16.00M11,0151,453——-16%Corner · Direct Beach Access · Own ItAED 18.00M6,6992,687——+55%TAKEAWAYOf 6 comparables, 2 are more expensive per sqft. The 4 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
SAADIYAT ISLAND · ACTIVE COMPSGEOGRAPHY · PULSE · VELOCITY
AREA PULSE · 30D
BUYER'S MARKET↑ 6↑5 vs prior 30d
PRICE CUTS · SAADIYAT ISLAND · PROPERTY · 1 PRIOR 30D
MEDIAN PRICE · ACTIVE
AED 3.80MThis: AED 11.50M · +203%
AVG DOM
48d
THIS: 2D · −46D
ACTIVE COMPS
21
listings in segment
SIMILAR INVENTORY
Browse drops in Saadiyat Island