Drops · Realestate · Abu Dhabi · Saadiyat IslandBackAML-S-0007329

4BR VILLA SAADIYAT LAGOONS

4BR + 7BA · 7,747 sqft · Saadiyat Lagoons

▼ −28.1%★ Golden VisaVerified 26d ago

Now

€2.05M

was €2.85M−€957K · −28.1%

109-day history

−36dToday

Open on PropertyFinder

109-day history

🔄Relisted — this listing was removed and reappeared (last: 25 Apr)

II · THE THESIS

DEAL SCORE 71 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 71/100 (Great deal) because seller has made 1 cut since listing 120d ago. A fair offer band sits €1.80M–€1.94M.

All four signals + supporting evidence below. How do these scores work?

HEADLINE · COMPOSITE

Great deal

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

SCORE BREAKDOWN · 71 PTS

Drop % 35/35

Negotiability 17/25

Confidence 9/10

Relist signal 10/10

Free-tier shows the headline only. Insider unlocks the four detailed evidence rows below.

MOTIVATION · 55

1 cut · 120d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −34%

NEGOTIABILITY · HIGH

HIGH

Suggested offer €1.80M – €1.94M. Find a specialist ↓

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

17 comps · 2h fresh

OFFER BAND

±4% confidence

BENCHMARK

Saadiyat Island, last 180d

REFRESH

Hourly

III · THE EVIDENCE

1 CUT · −28.1% · −-€957K

PRICE ACTION · 35 DAYS

PRICE / TIME

Y: AED · X: days since listed · Envelope: median ±8%

AED USD EUR

AskingArea median 7.6MExpected rangeCut event

CUT-BY-CUT · 1 EVENT

D35

was €2.85M → €1.89M

35d after listing

−33.6%

-€957K

TOTAL · 35D

−28.1%

-€957K

NARRATIVESingle cut of 33.6% — 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

€11K−€4K / mo

vs €15K at pre-drop price (€2.85M) · See cuts ↓

DOWN PAYMENT

€409K

20% of price

DLD FEE

€82K

4% of price

MORTGAGE REG

€4K

0.25% loan + 290

CASH TO CLOSE

€495K

Day-one out-of-pocket

LOAN AMOUNT

€1.64M

25y · 6.00%

TOTAL INTEREST

€1.53M

Over full term

RENT VS BUY

RENT · ESTIMATE

€10K

/ mo · ~6% gross yield

BUY · NOW

€11K

+€977 / 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 ~€2K/mo.

V · COMPARABLES

SAADIYAT ISLAND · 4BR · ACTIVE

VALUE · 16 COMPS

VALUE HEADLINE

AED 1,049 /sqft-2%

vs area median AED 1,065 /sqft · 15 comps

RANK

7 / 16

MID/HIGH RANGE

PRICE × SIZE · DROP-WEIGHTED

DOT SIZE = DROP %

AED / SQFT · DISTRIBUTION

BREAKDOWN · 15 LISTINGS

MORE EXPENSIVE /SQFT

60% of comps

CHEAPER /SQFT

See table

MEDIAN DOM

this listing: 0d

NEW THIS WEEK

Fresh inventory

ListingPriceSizeAED/sqftDrop %DOMΔ vs this

TAKEAWAYOf 15 comparables, 9 are more expensive per sqft. The 6 cheaper ones are a mix of smaller units and older buildings.

Unlock all comparables · AED 199 / mo

Scatter · distribution · full table · CSV export

4BR VILLA SAADIYAT LAGOONS

WHY THIS IS A DEAL

PRICE ACTION · 35 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 16 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES