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LUXURIOUS LIVING 4BR VILLA W/ POD · AL GHAF

4BR + 5BA · 5,005 sqft · Saadiyat Lagoons

▼ −1.3%★ Golden VisaVerified 2h ago

Now

€1.94M

was €1.96M−€25K · −1.3%
Open on PropertyFinder

5-day history

AED 1,538

Price / sqft

−5% vs area median

5,005 sqft

Built-up area

4BR + 5BA

21d

On market

vs 13d median

EUR 39,689

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
2
4
3
9
Drop % 2/35
Negotiability 4/25
Below median 3/20
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 · 21d on market · Price evidence ↓
ListedD0−1%D15+15d
VELOCITY LOW·LATEST CUT −1%
03
NEGOTIABILITY · LOW
LOW
Suggested offer €1.80M – €1.88M. Request a callback ↓
ASKSUGGESTED OFFER€1.88M€1.80M€1.94Mlow €1.45M
BASED ON · MOTIVATION · CUT COUNT · TIME ON MARKET · TOTAL REDUCTION
04
BELOW MEDIAN · −5%
−5%
AED 1,538/sqft vs area median 1,109/sqft. See 159 comps ↓
MINMEDIANMAXAED 1,538/SQFT
159 ACTIVE COMPS IN SAADIYAT ISLAND

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 · −1.3% · −-€25K

PRICE ACTION · 15 DAYS

PRICE / TIME
Y: AED · X: days since listed · Envelope: median ±8%
AEDUSDEUR
7.3M7.7M8.1M8.5MAREA MEDIAN · 8.1M−1%
AskingArea median 8.1MExpected rangeCut event
CUT-BY-CUT · 1 EVENT
D15
was €1.96M → €1.94M
15d after listing
−1.3%
-€25K
TOTAL · 15D
−1.3%
-€25K
NARRATIVESingle cut of 1.3% — 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
€10K−€130 / mo

vs €10K at pre-drop price (€1.96M) · See cuts ↓

DOWN PAYMENT
€388K
20% of price
DLD FEE
€78K
4% of price
MORTGAGE REG
€4K
0.25% loan + 290
CASH TO CLOSE
€469K
Day-one out-of-pocket
LOAN AMOUNT
€1.55M
25y · 6.00%
TOTAL INTEREST
€1.45M
Over full term
RENT VS BUY
RENT · ESTIMATE
€10K
/ mo · ~6% gross yield
BUY · NOW
€10K
−€223 / mo
0y10y

Buying beats renting after 30.4 years at the current price.

STRESS TEST
AT VARIOUS RATES
32.5k39.7k47.5k4%5%6%7%8%AED / MO

If rates climb to 8%, your payment grows by ~€2K/mo.

V · COMPARABLES
SAADIYAT ISLAND · 4BR · ACTIVE

VALUE · 51 COMPS

VALUE HEADLINE
AED 1,538 /sqft+39%

vs area median AED 1,109 /sqft · 50 comps

RANK
38 / 51
MID/HIGH RANGE
PRICE × SIZE · DROP-WEIGHTED
DOT SIZE = DROP %
0.3M21.1M42.0M2,3287,87613,424SIZE · SQFTPRICE · AED M
AED / SQFT · DISTRIBUTION
MEDIANTHIS · 1,538686,943
BREAKDOWN · 50 LISTINGS
MORE EXPENSIVE /SQFT
13
26% of comps
CHEAPER /SQFT
37
See table
MEDIAN DOM
6d
this listing: 20d
NEW THIS WEEK
36
Fresh inventory
ListingPriceSizeAED/sqftDrop %DOMΔ vs this
This listingThis€1.94M5,0051,538—20d—~~! Hot Offer | Prime Location !~~€151K8,78468—6d-96%Vacant | Luxurious Type 6 Villa | Private Pool€214K9,67088—1d-94%Sea View | Pets allowed | Balcony | Big layout |€99K3,675107—4d-93%Beach Access | Balcony | 3+M | Pets allowed |€73K2,450118—4d-92%Prestige and Privacy | 5BR Villa | Ready to Move€151K5,059119—8d-92%
TAKEAWAYOf 50 comparables, 13 are more expensive per sqft. The 37 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
€2.04MThis: €1.94M · -5%
MINMEDIANMAX
AVG DOM
13d
THIS: 21D · +8D
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 · LAG0787
Last verified
2h ago
27 May, 16:25
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

−5%SCORE 56
Premium finishes | Direct Park access | Single Row
VILLA · SAADIYAT ISLAND
€2.52M
€2.64M
PRICE TRAJECTORY
SCORE 25
Waterfront |6 M-BR +Maid | Pool | Luxury Finishing
VILLA · LEA
€3.78M
ACTIVE LISTING
SCORE 25
Single Row | Private Pool | Facing Park | Luxury 5
VILLA · YAS ISLAND
€2.64M
ACTIVE LISTING
SCORE 25
Corner Villa| Ideal Location| Prime Community
VILLA · AL GHADEER
€844K
ACTIVE LISTING
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