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SINGLE ROW PARTIAL MANGROVE VIEW · PRIME LOCATION

5BR + 7BA · 8,688 sqft · Saadiyat Lagoons

▼ −1.8%★ Golden VisaVerified 11d ago

Now

€2.75M

was €2.80M−€50K · −1.8%
Open on PropertyFinder

15-day history

AED 1,255

Price / sqft

8,688 sqft

Built-up area

5BR + 7BA

26d

On market

vs 15d median

EUR 56,183

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 · 26d on market · Price evidence ↓
ListedD0−2%D10+10d
VELOCITY LOW·LATEST CUT −2%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €2.55M – €2.66M. Request a callback ↓
ASKSUGGESTED OFFER€2.66M€2.55M€2.75Mlow €2.06M
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
139 comps · 2h fresh
OFFER BAND
±4% confidence
BENCHMARK
Saadiyat Island, last 180d
REFRESH
Hourly
III · THE EVIDENCE
1 CUT · −1.8% · −-€50K

PRICE ACTION · 10 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
7.9M9.2M10.4M11.7MAREA MEDIAN · 8.3M−2%
AskingArea median 8.3MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D10
was €2.80M → €2.75M
10d after listing
−1.8%
-€50K
TOTAL · 10D
−1.8%
-€50K
NARRATIVESingle cut of 1.8% — 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
€14K−€260 / mo

vs €14K at pre-drop price (€2.80M) · See cuts ↓

DOWN PAYMENT
€549K
20% of price
DLD FEE
€110K
4% of price
MORTGAGE REG
€6K
0.25% loan + 290
CASH TO CLOSE
€665K
Day-one out-of-pocket
LOAN AMOUNT
€2.20M
25y · 6.00%
TOTAL INTEREST
€2.05M
Over full term
RENT VS BUY
RENT · ESTIMATE
€11K
/ mo · ~6% gross yield
BUY · NOW
€14K
+€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
46.0k56.2k67.3k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€3K/mo.

V · COMPARABLES
SAADIYAT ISLAND · 5BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 1,255 /sqft+2%

vs area median AED 1,227 /sqft · 50 comps

RANK
29 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.5M18.6M36.8M3,4218,42313,424SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,255706,943
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
22
44% of comps
CHEAPER /SQFT
28
See table
MEDIAN DOM
7d
this listing: 25d
NEW THIS WEEK
27
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€2.75M8,6881,255—25d—Spacious Villa | Private Pool | Beach Access€227K12,78570—14d-94%Corner Villa | 4 Bedroom | Direct Beach Access€126K6,64675—22d-94%Vacant | Luxurious Type 6 Villa | Private Pool€214K9,67088—4d-93%UPCOMING! Type 7 Villa | Modern and Luxury Living€196K6,781115—11d-91%Brand New | Private Pool | Premium Finishes€277K9,089121—4d-90%
TAKEAWAYOf 50 comparables, 22 are more expensive per sqft. The 28 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
↑ 1860↑1051 vs last 30d

drops detected · UAE-wide

MEDIAN PRICE · ACTIVE
€2.10MThis: €2.75M · +31%
MINMEDIANMAX
AVG DOM
15d
THIS: 26D · +11D
ACTIVE COMPS
139
listings in segment
SIMILAR INVENTORY
Browse drops in Saadiyat Island
Browse
VII · TRUST & ACTION
DATA ATTESTED · 19 MAY, 12:34

THIS IS THE MOMENT

SOURCE & CONFIDENCE
90%HIGH
Source
PropertyFinder
Ref · MCSP-26333
Last verified
11d ago
19 May, 12:34
Freshness
Hourly
2h scan window
Method
Direct scrape
Reference-keyed
VERIFIED SPECIALISTS

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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
Corner 4BR Prime Villa | Huge Plot | Private pool
VILLA · SAADIYAT ISLAND
€3.02M
ACTIVE LISTING
SCORE 25
Shore Villa 5BR+M Waterfront Single Row
VILLA · AL HUDAYRIAT ISLAND
€6.17M
ACTIVE LISTING
SCORE 25
Hot Deal |Community View | Luxury Villa 4BR | DR-C
VILLA · AL HUDAYRIAT ISLAND
€2.01M
ACTIVE LISTING
SCORE 25
Shore Villa 5BR+M Waterfront Single Row
VILLA · AL HUDAYRIAT ISLAND
€6.05M
ACTIVE LISTING
Browse all drops in real estate →
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