Drops · Realestate · Abu Dhabi · Saadiyat IslandBackS2S-SL-GHAF-052601

4BR VILLA SAADIYAT LAGOONS

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

▼ −18.9%★ Golden VisaVerified 42d ago

Now

AED 8.12M

was 10.00M−1.89M · −18.9%

68-day history

Open on PropertyFinder

68-day history

II · THE THESIS

DEAL SCORE 56 / 100

WHY THIS IS A DEAL

BOTTOM LINE

Scored 56/100 (Good opportunity) because seller has made 1 cut since listing 69d ago. A fair offer band sits AED 7.14M–AED 7.71M.

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

HEADLINE · COMPOSITE

Good opportunity

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

SCORE BREAKDOWN · 56 PTS

Drop % 33/35

Negotiability 14/25

Confidence 9/10

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

MOTIVATION · 45

1 cut · 69d on market · Price evidence ↓

VELOCITY MEDIUM·MOST RECENT CUT −19%

NEGOTIABILITY · HIGH

HIGH

Suggested offer AED 7.14M – AED 7.71M. 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 · −18.9% · −-1.89M

PRICE ACTION · 13 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

D13

was AED 10.00M → AED 8.12M

13d after listing

−18.9%

-AED 1.89M

TOTAL · 13D

−18.9%

-AED 1.89M

NARRATIVESingle cut of 18.9% — 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

AED 42K−AED 10K / mo

vs AED 52K at pre-drop price (AED 10.00M) · See cuts ↓

DOWN PAYMENT

AED 1.62M

20% of price

DLD FEE

AED 325K

4% of price

MORTGAGE REG

AED 17K

0.25% loan + 290

CASH TO CLOSE

AED 1.96M

Day-one out-of-pocket

LOAN AMOUNT

AED 6.49M

25y · 6.00%

TOTAL INTEREST

AED 6.06M

Over full term

RENT VS BUY

RENT · ESTIMATE

AED 38K

/ mo · ~6% gross yield

BUY · NOW

AED 42K

+AED 4K / 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 · 16 COMPS

VALUE HEADLINE

AED 1,047 /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 · 13 DAYS

MORTGAGE · RENT · BREAK-EVEN

VALUE · 16 COMPS

GEOGRAPHY · PULSE · VELOCITY

THIS IS THE MOMENT

SIMILAR OPPORTUNITIES