5-BED VILLA SAADIYAT LAGOONS
5BR + 7BA · 8,688 sqft · Saadiyat Lagoons
★ Golden VisaVerified 3h ago
Now
AED 10.60M
AED 1,220
Price / sqft
8,688 sqft
Built-up area
5BR + 7BA
14d
On market
vs 11d median
AED 54,637
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
16 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 55K
vs AED 55K at pre-drop price (AED 10.60M) · See cuts ↓
DOWN PAYMENT
AED 2.12M
20% of price
DLD FEE
AED 424K
4% of price
MORTGAGE REG
AED 21K
0.25% loan + 290
CASH TO CLOSE
AED 2.57M
Day-one out-of-pocket
LOAN AMOUNT
AED 8.48M
25y · 6.00%
TOTAL INTEREST
AED 7.91M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 53K
/ mo · ~6% gross yield
BUY · NOW
AED 55K
+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 11K/mo.
V · COMPARABLES
SAADIYAT ISLAND · 5BR · ACTIVEVALUE · 13 COMPS
VALUE HEADLINE
AED 1,220 /sqft-13%
vs area median AED 1,408 /sqft · 12 comps
RANK
5 / 13
MID/HIGH RANGE
OUR TAKE
★ UnderpricedPRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %AED / SQFT · DISTRIBUTION
BREAKDOWN · 12 LISTINGS
MORE EXPENSIVE /SQFT
8
67% of comps
CHEAPER /SQFT
4
See table
MEDIAN DOM
—
this listing: —
NEW THIS WEEK
—
Last 7 days
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 10.60M8,6881,220———Al Sidr · Double Row · 4BR+M · DriversAED 7.79M7,7501,006——-18%Low Premium · Double RowAED 8.00M7,7501,032——-15%5BR Corner Villa · Saadiyat LagoonsAED 9.46M8,5251,110——-9%Ethir · Single RowAED 10.00M8,9751,114——-9%Single Row-Mid · Lowest PremiumAED 9.60M7,7491,239——+2%TAKEAWAYOf 12 comparables, 8 are more expensive per sqft. The 4 cheaper ones are a mix of smaller units and older buildings.
Unlock all comparables · AED 199 / mo
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