Drops · Realestate · Abu Dhabi · Saadiyat IslandBackALMIRA-3028

4-BED VILLA SAADIYAT LAGOONS

4BR + 6BA · 7,750 sqft · Saadiyat Lagoons

★ Golden VisaVerified 2h ago

Now

AED 8.00M

Open on PropertyFinder

AED 1,032

Price / sqft

−16% vs area median

7,750 sqft

Built-up area

4BR + 6BA

12d

On market

vs 9d median

AED 41,235

Mortgage est.

25y · 6% · 20% down

II · THE THESIS

DEAL SCORE PENDING

WHY THIS IS A DEAL

BOTTOM LINE

Listed 12 days ago and priced 16% below comparable Saadiyat Island listings.

How do these scores work?

HEADLINE · COMPOSITE

SCORE BREAKDOWN

Awaiting first price event to compute score.

Insider unlocks the four evidence rows below.

BELOW MEDIAN · −16%

−16%

AED 1,032/sqft vs area median 1,220/sqft. See 15 comps ↓

15 ACTIVE COMPS IN SAADIYAT ISLAND

Motivation · Negotiability · Below median · Every section below

INPUTS

4 signals + relist

WEIGHTS

Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10

COMPS

15 comps · 3× daily

BENCHMARK

Saadiyat Island, last 180d

REFRESH

3× daily

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 CB caps · 25-yr tenor · 80% LTV on a first home ≤ AED 5M · rates vary by bank — drag the sliders

MONTHLY · NOW

AED 41K

vs AED 41K at pre-drop price (AED 8.00M) · See cuts ↓

DOWN PAYMENT

AED 1.60M

20% of price

DLD FEE

AED 320K

4% of price

MORTGAGE REG

AED 16K

0.25% loan + 290

CASH TO CLOSE

AED 1.94M

Day-one out-of-pocket

LOAN AMOUNT

AED 6.40M

25y · 6.00%

TOTAL INTEREST

AED 5.97M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 40K

/ mo · ~6% gross yield

BUY · NOW

AED 41K

+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 RATES

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

V · COMPARABLES

SAADIYAT ISLAND · 4BR · ACTIVE

VALUE · 10 COMPS

VALUE HEADLINE

AED 1,032 /sqft-15%

vs area median AED 1,220 /sqft · 9 comps

RANK

2 / 10

CHEAPEST QUARTILE

OUR TAKE

★ Underpriced

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 9 LISTINGS

MORE EXPENSIVE /SQFT

78% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

—

this listing: —

NEW THIS WEEK

—

Last 7 days

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

This listingThisAED 8.00M7,7501,032———Al Sidr · Double Row · 4BR+M · DriversAED 7.79M7,7501,006——-3%Low Premium · Double RowAED 8.00M7,7501,032——0%5BR Corner Villa · Saadiyat LagoonsAED 9.46M8,5251,110——+8%Ethir · Single RowAED 10.00M8,9751,114——+8%AL GHAF · SINGLE ROWAED 10.60M8,6881,220——+18%

TAKEAWAYOf 9 comparables, 7 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

SAADIYAT ISLAND · ACTIVE COMPS

GEOGRAPHY · PULSE · VELOCITY

AREA PULSE · 30D

SLOWING

↓ 0↓6 vs prior 30d

PRICE CUTS · SAADIYAT ISLAND · PROPERTY · 6 PRIOR 30D

MEDIAN PRICE · ACTIVE

AED 9.55MThis: AED 8.00M · -16%

AVG DOM

THIS: 12D · +3D

ACTIVE COMPS

listings in segment

SIMILAR INVENTORY

Browse drops in Saadiyat Island

Browse

4-BED VILLA SAADIYAT LAGOONS

WHY THIS IS A DEAL

MORTGAGE · RENT · BREAK-EVEN

VALUE · 10 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES