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BackS2S-SL-5BR-052605

PREMIUM FINISHED LUXURIOUS VILLA · LOW TOP-UP!

5BR + 7BA · 8,525 sqft · Saadiyat Lagoons

▼ −1.9%★ Golden VisaVerified 2h ago

Now

AED 10.30M

was 10.50M−200K · −1.9%
Open on PropertyFinder

20-day history

AED 1,208

Price / sqft

8,525 sqft

Built-up area

5BR + 7BA

27d

On market

vs 13d median

AED 53,090

Mortgage est.

25y · 6% · 20% down

II · THE THESIS
DEAL SCORE 18 / 100

WHY THIS IS A DEAL

01
HEADLINE · COMPOSITE
18/ 100
Below average

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

SCORE BREAKDOWN · 18 PTS
3
6
9
Drop % 3/35
Negotiability 6/25
Confidence 9/10

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

02
MOTIVATION · 20
20
1 cut · 27d on market · Price evidence ↓
ListedD0−2%D6+6d
VELOCITY LOW·LATEST CUT −2%
03
NEGOTIABILITY · LOW
LOW
Suggested offer AED 9.58M – AED 9.99M. Request a callback ↓
ASKSUGGESTED OFFERAED 9.99MAED 9.58MAED 10.30Mlow AED 7.72M
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
159 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Saadiyat Island, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −1.9% · −-200K

PRICE ACTION · 6 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
7.7M8.8M9.9M11.0MAREA MEDIAN · 8.1M−2%
AskingArea median 8.1MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D6
was AED 10.50M → AED 10.30M
6d after listing
−1.9%
-AED 200K
TOTAL · 6D
−1.9%
-AED 200K
NARRATIVESingle cut of 1.9% — 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 53K−AED 1K / mo

vs AED 54K at pre-drop price (AED 10.50M) · See cuts ↓

DOWN PAYMENT
AED 2.06M
20% of price
DLD FEE
AED 412K
4% of price
MORTGAGE REG
AED 21K
0.25% loan + 290
CASH TO CLOSE
AED 2.49M
Day-one out-of-pocket
LOAN AMOUNT
AED 8.24M
25y · 6.00%
TOTAL INTEREST
AED 7.69M
Over full term
RENT VS BUY
RENT · ESTIMATE
AED 41K
/ mo · ~6% gross yield
BUY · NOW
AED 53K
+AED 13K / 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
43.5k53.1k63.6k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~AED 11K/mo.

V · COMPARABLES
SAADIYAT ISLAND · 5BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 1,208 /sqft+7%

vs area median AED 1,131 /sqft · 50 comps

RANK
27 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.4M21.2M42.0M3,4218,42313,424SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,208686,943
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
24
48% of comps
CHEAPER /SQFT
26
See table
MEDIAN DOM
6d
this listing: 26d
NEW THIS WEEK
36
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThisAED 10.30M8,5251,208—26d—~~! Hot Offer | Prime Location !~~AED 600K8,78468—6d-94%Vacant | Luxurious Type 6 Villa | Private PoolAED 850K9,67088—1d-93%Sea View | Pets allowed | Balcony | Big layout |AED 395K3,675107—4d-91%Prestige and Privacy | 5BR Villa | Ready to MoveAED 600K5,059119—8d-90%5BR With Maid's | Vacant | Great AmenitiesAED 600K5,059119−7.7%34d-90%
TAKEAWAYOf 50 comparables, 24 are more expensive per sqft. The 26 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
↑ 1245↑436 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
AED 8.12MThis: AED 10.30M · +27%
MINMEDIANMAX
AVG DOM
13d
THIS: 27D · +14D
ACTIVE COMPS
159
listings in segment
SIMILAR INVENTORY
Browse drops in Saadiyat Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 27 MAY, 16:25

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · S2S-SL-5BR-052605
Last verified
2h ago
27 May, 16:25
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

SIMILAR OPPORTUNITIES

SCORE 25
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VILLA · LEA
AED 15.00M
ACTIVE LISTING
SCORE 25
Single Row | Private Pool | Facing Park | Luxury 5
VILLA · YAS ISLAND
AED 10.50M
ACTIVE LISTING
SCORE 25
Corner Villa| Ideal Location| Prime Community
VILLA · AL GHADEER
AED 3.35M
ACTIVE LISTING
SCORE 25
Luxury 4BR Villa | Single Row | Ready to move
VILLA · SAADIYAT ISLAND
AED 10.50M
ACTIVE LISTING
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