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JUMEIRAH SAADIYAT FACILITIES LUXURY · BEACH ACCESS

3BR + 4BA · 2,910 sqft · Murjan Al Saadiyat

▼ −5.8%★ Golden VisaVerified 10m ago

Now

$4.36M

was $4.62M−$267K · −5.8%
Open on PropertyFinder

1-day history

AED 5,498

Price / sqft

2,910 sqft

Built-up area

3BR + 4BA

81d

On market

vs 12d median

USD 82,471

Mortgage est.

25y · 6% · 20% down

🔄Relisted — this listing was removed and reappeared (last: 24 May)
II · THE THESIS
DEAL SCORE 38 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
38/ 100
Fair deal

Composite of price drop, motivation, area position, and data confidence.

SCORE BREAKDOWN · 38 PTS
10
9
9
10
Drop % 10/35
Negotiability 9/25
Confidence 9/10
Relist signal 10/10

Below — the four signals that built this composite. Free-tier shows the headline only; Insider unlocks the underlying evidence.

02
MOTIVATION · 35
35
1 cut · 81d on market · Price evidence ↓
ListedD0−6%D55+55d
VELOCITY MEDIUM·LATEST CUT −6%
03
NEGOTIABILITY · MODERATE
MODERATE
Suggested offer $4.05M – $4.23M. Request a callback ↓
ASKSUGGESTED OFFER$4.23M$4.05M$4.36Mlow $3.27M
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION

Motivation · Negotiability · Below median · Every section below

INPUTS
4 signals + relist
WEIGHTS
Drop 35 · Neg 25 · Med 20 · Conf 10 · Relist 10
COMPS
180 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Saadiyat Island, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −5.8% · −-$267K

PRICE ACTION · 55 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
7.9M11.2M14.5M17.8MAREA MEDIAN · 8.3M−6%
AskingArea median 8.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D55
was $4.62M → $4.36M
55d after listing
−5.8%
-$267K
TOTAL · 55D
−5.8%
-$267K
NARRATIVESingle cut of 5.8% — early signal that the seller is testing the market.
Unlock the price history · AED 199 / mo

Every cut event · area median overlay · CSV export

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 Central Bank caps residential mortgages at 25 years tenor and 80% LTV for residents on a first home (≤AED 5M). Drag the sliders to model your own assumptions — actual rates vary by bank and profile.
MONTHLY · NOW
$22K−$1K / mo

vs $24K at pre-drop price ($4.62M) · See cuts ↓

DOWN PAYMENT
$871K
20% of price
DLD FEE
$174K
4% of price
MORTGAGE REG
$9K
0.25% loan + 290
CASH TO CLOSE
$1.05M
Day-one out-of-pocket
LOAN AMOUNT
$3.49M
25y · 6.00%
TOTAL INTEREST
$3.25M
Over full term
RENT VS BUY
RENT · ESTIMATE
$11K
/ mo · ~6% gross yield
BUY · NOW
$22K
+$11K / 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
67.6k82.5k98.8k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~$4K/mo.

V · COMPARABLES
SAADIYAT ISLAND · 3BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 5,498 /sqft+415%

vs area median AED 1,067 /sqft · 50 comps

RANK
51 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.1M8.5M16.8M1,0344,9438,853SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 5,498815,498
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
0
0% of comps
CHEAPER /SQFT
50
See table
MEDIAN DOM
5d
this listing: 55d
NEW THIS WEEK
30
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis$4.36M2,9105,498—55d—Reduced Price | Good Location | Limited NYU Offer$30K1,37881—8d-99%Good Location | Best Price | Chiller Free !$30K1,33883—8d-98%Sea View 2BR| Prime Location| Vacant| Book Now$33K1,37889—20d-98%Sea View | Pets allowed | Balcony | Big layout |$108K3,675107—1d-98%Beach Access | Balcony | 3+M | Pets allowed |$79K2,450118—1d-98%
TAKEAWAYOf 50 comparables, 0 are more expensive per sqft. The 50 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
BUYER'S MARKET
↑ 1156↑347 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
$2.26MThis: $4.36M · +93%
MINMEDIANMAX
AVG DOM
12d
THIS: 81D · +69D
ACTIVE COMPS
180
listings in segment
SIMILAR INVENTORY
Browse drops in Saadiyat Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 24 MAY, 05:36 PM

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · SUS-S-ELEBQHT9G
Last verified
10m ago
24 May, 05:36 PM
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
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Sourced & verified by UAEDrops. Independent — we don't accept agency listings.

VIII · NEXT BEST
4 ACTIVE IN SAADIYAT ISLAND · RANKED BY RECENCY

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TOWNHOUSE · BLOOM LIVING
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ACTIVE LISTING
SCORE 25
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TOWNHOUSE · KHANNOUR COMMUNITY
$899K
ACTIVE LISTING
SCORE 25
Prime Location | Luxury Unit | Single Row
TOWNHOUSE · BLOOM LIVING
$735K
ACTIVE LISTING
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